CMMS Software

Get the best CMMS software for your business. Compare product reviews, pricing below. Read our buyer’s guide for more help.

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Hippo CMMS Screenshot
Hippo CMMS is a maintenance management software tool for organizations of all sizes. It is a SaaS solution which is quick and easy to implement. Hippo CMMS offers a customized interface which can be designed to suit users…
Price Range
$ $ · · ·
Starting Price
$42/month
Client OS
Web
Deployment
Cloud Hosted
Fiix Software Screenshot
Fiix Inc. creates easy-to-use, intelligent maintenance management software that empowers businesses to organize their maintenance departments and turn data into actionable insights. Its innovative, multi-tenant cloud-based…
Price Range
$ $ · · ·
Starting Price
$40/month/user
Client OS
iOS, Android, Web
Deployment
Cloud Hosted
UpKeep Screenshot
UpKeep is a CMMS software that provides strong mobile capabilities to ensure your technicians and maintenance teams are productive. UpKeeps mobile app provides work requests, inventory management, checklists, work orders, PM…
Price Range
$ $ · · ·
Starting Price
$35/month/user
Client OS
Web, iOS, Android
Deployment
Cloud Hosted
MicroMain Screenshot
MicroMain is a CMMS/EAM software that provides powerful, flexible, and easy to use maintenance management capabilities. The solution aims to increase your productivity, reduce downtime, and automate your maintenance…
Price Range
$ $ · · ·
Starting Price
$89/month/user
Client OS
Web
Deployment
Cloud Hosted
Limble CMMS Screenshot
Limble CMMS is a mobile first CMMS software designed to assist with maintenance by helping managers organize, automate, and streamline operations. Both desktop and mobile applications are available. Asset Tracking; Purchase…
Price Range
$ $ · · ·
Starting Price
$35/month/user
Client OS
Web, iOS, Android
Deployment
Cloud Hosted
eMaint CMMS Screenshot
eMaintis a state-of-the-art CMMS system from Fluke Corporation that can be tailored to meet the exact specifications of any maintenance, facilities or operations department and saves companies valuable time and money by…
Price Range
$ $ · · ·
Starting Price
$33/month/user
Client OS
Web
Deployment
Cloud Hosted
MAPCON Screenshot
MAPCON is a veteran in the computerized maintenance management software industry. The solution is easy to use, powerful, and priced right for your business. The user-friendly setup wizard can get your program up and running…
Price Range
$ · · · ·
Starting Price
$495 (perpetual license)
Client OS
iOS, Android, Web, Windows
Deployment
Cloud or On-Premises
FaciliWorks 8i CMMS Screenshot
FaciliWorks CMMS (computerized maintenance management software) is work order and preventative maintenance software. FaciliWorks CMMS is powerful, easy to use, and affordable. Over 12,000 facilities worldwide have chosen…
Price Range
$ $ · · ·
Starting Price
$69/month/user
Client OS
Windows
Deployment
Cloud or On-Premises
AssetWorks EAM Screenshot
AssetWorks Enterprise Asset Management software (EAM) handles all aspects of public infrastructure management such as linear and boundary-based assets. The EAM software lets you turn data into info you can visualize and act…
Client OS
Web
Deployment
Cloud Hosted
MaintSmart CMMS Screenshot
Help your maintenance workers to do their jobs even more effectively with the use of CMMS software by MaintSmart. MaintSmart is the only software that integrates reliability analysis (AMSAA military standard) into the PM…
Price Range
$ $ · · ·
Starting Price
$1,595/user (perpetual license)
Client OS
Windows
Deployment
Cloud or On-Premises
Maintenance5000 Screenshot
Maintenance5000 from Real Asset Management provides users with a comprehensive tool for maintaining all categories of assets. RAM’s maintenance software will help you reduce equipment downtime, extend operational life of…
Client OS
Web, Windows, iOS, Android
Deployment
Cloud or On-Premises
iMaint Screenshot
iMaint is an industry-leading computerized maintenance management software (CMMS)/enterprise asset management (EAM) solution that’s helped organizations resolve critical maintenance challenges, maximize ROI, enhance…
Price Range
$ $ $ · ·
Starting Price
$60/month/user
Client OS
Web, Windows
Deployment
Cloud or On-Premises
IBM Maximo Screenshot
IBM Maximo is an enterprise asset management (EAM) software that can streamline your global operations from procurement to contract management. The cloud-based software will manage all asset types, help you set up new assets…
Price Range
$ $ · · ·
Starting Price
$164/month/user
Client OS
Web, Windows
Deployment
Cloud or On-Premises
ServiceChannel Screenshot
ServiceChannel is a facilities management software that manages the entire repair and maintenance program for your business through a web-based dashboard. ServiceChannel will let your facility managers maintain ongoing…
Client OS
Android, Web, iOS
NEXGEN Asset Management Screenshot
NEXGEN Asset Management is a robust Computerized Maintenance Management System (CMMS) with powerful asset management planning tools. For field technicians, their mobile application can help process work orders. The desktop…
Price Range
$ $ · · ·
Starting Price
$175/month/user
Client OS
Windows
Deployment
Cloud or On-Premises
Maintenance Care Screenshot
Maintenance Care is a free CMMS maintenance management software for work orders, preventive maintenance, and assets. The solution offers three core pieces of functionality: Work Requests; Preventive Maintenance; and Asset…
Price Range
$ $ · · ·
Starting Price
$75/month
Client OS
Web, iOS
Deployment
Cloud Hosted
Maxpanda Screenshot
Maxpanda is a cloud-based computerized maintenance management software (CMMS) designed to rid your business of ticketing systems and provide an organized approach to work order management. Centralize & Manage your entire…
Price Range
$ $ · · ·
Starting Price
$39/month
Client OS
Mac, Web, Windows, iOS, Android
Deployment
Cloud or On-Premises
TabWare Screenshot
TabWare is the leading CMMS / EAM solution for organizations of all sizes who want full functionality without the expense, resources and time other solutions demand. Designed by maintenance professionals for maintenance…
Price Range
$ $ · · ·
Starting Price
$55/month/user
Client OS
Web
Deployment
Cloud or On-Premises
Maintenance Connection Screenshot
Maintenance Connection delivers quality Computerized Maintenance Management Software (CMMS Software) to organizations around the world. The Facility Maintenance and Asset Management Software (Browser-Based CMMS) is designed…
Price Range
$ $ · · ·
Starting Price
$199/month
Client OS
Windows, iOS, Android
Deployment
Cloud or On-Premises
DirectLine Screenshot
DirectLine is an all-inclusive suite of maintenance management software delivered over the Internet. DirectLine scale-able, comprehensive software service that includes usage, support, training and upgrades—often for the…
Price Range
$ $ $ · ·
Starting Price
$395/month
Client OS
iOS, Android, Web
Deployment
Cloud Hosted

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CMMS Software Buyer’s Guide

For the enterprise heavily invested in equipment assets, ensuring the operational health of your equipment is one of your key business success factors. It’s critical to your enterprise to lower the overall cost of maintenance while improving productivity through equipment availability. Computerized maintenance management software systems provide a solution. Find out more about the right CMMS software for your business and the benefits it can provide.

This guide will provide information on:

What Is CMMS Software?

CMMS software maximizes the runtime and lifespan of machinery or equipment systems by managing maintenance operations in real-time. This is accomplished through a comprehensive set of software functionalities for equipment management, such as asset management, predictive and preventive maintenance alerts, and work order management.

CMMS stands for computerized maintenance management software, and CMMS software programs are important tools to be familiar with for companies with significant equipment assets. This is largely because they track maintenance activities and the upkeep of the assets. This helps track the associated costs of the work, with the ultimate goal of prolonging an assets lifespan at minimal expense.

Assets commonly tracked in CMMS software include facilities and buildings, equipment, vehicles, machinery, and spare parts. Sometimes called enterprise asset management software (EAM software), the goal of CMMS software is to track the upkeep of assets and the associated costs of the work, with an ultimate goal of prolonging an assets lifespan at the most minimal expense possible. This means your business and maintenance team can spend time and resources getting profitable jobs done, rather than dealing with equipment related problems.

Features of CMMS Software

Maintenance scheduling, work requests, barcode scanning via mobile app functionality, and user-friendly tools are some of the most desired features of CMMS software. The common CMMS features used in maintenance programs by facility managers include:

Feature Definition
Asset management Record general information on company assets (buildings, vehicles, technology, and more) such as the frequency of asset use, issues, ongoing costs, and asset specifications.
Equipment inventory management Tracks information on equipment used in maintenance and repair operations usually including tools and parts. View maintenance history of specific items. Alerts can be set to warn of low stock levels to ensure the proper materials and tools are always available for both routine and emergency maintenance.
Predictive maintenance Scans equipment data for performance trends and uses condition-based monitoring to alert the appropriate staff of any potential issues.
Preventative maintenance Create schedules, track procedures, set maintenance routines, balance workloads, and more.
Work order management Create a trackable document identifying what work needs to be done and how it should be accomplished. Can include advanced features such as rules-based approval management, scheduling management, change orders, and reporting.

Benefits of CMMS Software

The most common benefits of CMMS software include:

Lower Total Cost of Maintenance With CMMS

A capable equipment maintenance system means less time and money spent on both planned and unplanned maintenance. By keeping accurate tracking on equipment maintenance, a CMMS allows you to plan maintenance before expensive repairs are required:

  • Track when preventative maintenance is required and identify optimum times to perform it
  • Provides a centralized repository for maintenance instructions and info
  • Offers consistency in reporting, managing, and tracking repairs.
AssetPoint TabWare CMMS Software Work Order
The existing work order list in TabWare lets you stay organized.

Ensuring Quality Control and Productivity With CMMS

A business that provides top-notch goods and services has a large impact on customer satisfaction and retention. Limiting breakdowns is critically important to reducing cycle times. The speed of your delivery is a business differentiator, as equipment kept in sub-standard condition yields inferior products and services.

Express Maintenance
The service section of an Express Maintenance work order shows the needed attention for an asset.

Cash-Flow and Planning With CMMS Software

Equipment failures are a major source of unplanned expenses. Implementing and executing a proper maintenance plan is a fundamental step toward eliminating unexpected and burdensome costs.

CMMS software helps you limit unpredictable and large costs. They also help you spread costs much more evenly and predictably. Some CMMS programs even provide sophisticated tools that allow you to make repair versus replace decisions based on reliable data.

FaciliWorks 8i CMMS software Dashboard
The dashboard of FaciliWorks 8i CMMS has a financials widget showing if you are over-budget.

What CMMS Software Does Your Business Need?

CMMS solutions apply to a huge variety of industries. Manufacturers, facility management firms, industrial and commercial service firms, contractors, agricultural operations & more. The benefits of a computerized maintenance management system remain the same:

  • Lower total cost of maintenance.
  • Improvements in quality control.
  • Increased productivity.
  • Stronger ability to accurately budget and plan cash-flow.

If you’re in the market for CMMS software, you’ll want to analyze what your exact needs are based on a number of factors, such as the size of your company.

  • New buyers and small businesses: Smaller businesses will need maintenance management of some sort, but is CMMS right for them? CMMS allows for a very customizable approach to your maintenance management. Because of this, many industries can benefit from what CMMS has to offer, and it can be a good fit for a small business for the same reasons it benefits a larger enterprise.
  • Existing CMMS users desiring additional functionalities: Advanced CMMS will be able to provide you with better reporting, which will help your business make smarter decisions. A better CMMS tool will offer important performance metrics and trackers to look at things like average times to repair, and look at the lifespan of certain pieces of equipment to judge overall equipment effectiveness.
  • Large companies: All businesses may have regulatory compliance issues, but larger enterprises tend to be under the microscope more when it comes to adhering to them, and thus, will want to ensure they are recording procedures and inspections accurately. This helps them work with OSHA, FDA, and any type of compliance agency so they can provide detailed documentation.

Best Overall CMMS Software

eMaint CMMS
(2)

Work Request Management
Work Order Management
Reporting
Preventive Maintenance
Inventory Management
Dashboards
Asset Management
Price Range
$ $ · · ·
Starting Price
$33/month/user
Client OS
Web

eMaint CMMS is a complete CMMS software capable of handling the maintenance, facilities, and operations management. The solution includes 95 pre-loaded reports that let you spot trends on key performance measurements (KPIs), access up-to-the-minute data on work orders, track worker productivity and material usage, and more.

Businesses with equipment maintenance management needs span a spectrum of types and sizes. CMMS systems such as eMaint CMMS are available as standalone products, but can also be sold as a component within full facility management packages. One user of eMaint CMMS raved about the potential it provides via customization:

Many CMMS systems have similar features and functions. What makes eMaint’s facilities management software stand out, in addition to cost, is the customization of it – the ability for us to work the way we want to work. Bill Winston, MidFirst Bank

Best CMMS Software for Small Business

Hippo CMMS
(1)

Calendar
Floor Plan
Standard
SGU
PAR
MEC
Foxwoods
Facility Costs
Advanced 11
Price Range
$ $ · · ·
Starting Price
$42/month
Client OS
Web

Hippo CMMS software is a web-based solution that is able to be used by organizations of all sizes. Their goal is to make using a CMMS software easy for all industries. The solution has an unlimited users capability and allows you to set permissions according to the user’s role in the organization.

The combination of low monthly cost, ease of use, the simple web-based user interface, and it’s ability to still provide the necessary capabilities such as preventive maintenance, work order management, equipment maintenance, and inventory, makes it our top choice for small businesses. One testimonial on Hippo’s website talks about how much time it saved their business:

The way Hippo CMMS allows us to streamline our maintenance requests and work orders has been huge in saving us time and manpower to complete our tasks. Our maintenance technicians receive prompt e-mail notifications when a work order has been submitted and that allows us to get a jump on things much quicker than we normally would. Tylar Stauffer

Best Free CMMS Software

Maintenance Care
(1)

Maintenance Request
Work Order
Work Requests
Price Range
$ $ · · ·
Starting Price
$75/month
Client OS
iOS, Web

Maintenance Care has a forever free edition of their solution that provides online work orders, task management with notifications and updates, notes history, search filters, and basic reporting. Once activated, you’ll have instant access to their user guides that help teach you how to get the most out of the software. The online work order page is the heart of the free edition, which lets you submit work order requests, manage pending work orders, view a maintenance list, receive instant notifications, send tasks via email, and check for duplicate entries.

To take full advantage of what Maintenance Care has to offer, such as unlimited users, dashboards, multiple facilities, mobile access, and capital planning, you can seamlessly upgrade to their premium versions that start at $75/month. One user of Maintenance Care talked about how easy the transition to the solution was:

It was the easiest transition to any piece of software we’ve had to. It was so simple. The team at Maintenance Care were beyond helpful and patient with our users down to the tiniest thing and training our users on things that had nothing to do with the software, just so they knew how to tie it into the software. Joe Forman, Nationwide Healthcare Services

Best CMMS Software for Manufacturing

UpKeep
(1)

Reports
Purchase Orders
Inventory
Mobile Assign Request
Price Range
$ $ · · ·
Starting Price
$35/month/user
Client OS
iOS, Android, Web

UpKeep is a CMMS software that provides a strong asset management and equipment tool for manufacturers. The CMMS tool lets you keep everything up and running through preventative maintenace features that identify trends in breakdowns and overall reduces unplanned downtime to save on costs.

UpKeep’s asset management system helps you manage your manufacturing facility by creating recurring work orders for light checks, floor cleaning, and safety walkthroughs. The parts and inventory module can also streamline inventory control. Moving your manufacturing business to UpKeep can help improve asset reporting, increase the usability of your machinery, and automate your maintenance work order creation. One manufacturing company enjoyed it’s ease of use:

We use it to run inspections and handle maintenance. UpKeep is user-friendly. The interface is really easy for our technicians and for our requesters that do in-work requests. Art Lopez, Stratasys Manufacturing Direct

Best CMMS Software for Mobile Access

Limble CMMS
(1)

View Bad Compressor
Quarterly Maintenance
Report a Problem
Asset Management
Total Cost of Operations
Scheduling
Location Dashboard
Global Dashboard
Price Range
$ $ · · ·
Starting Price
$25/month/user
Client OS
iOS, Android, Web

Limble CMMS was designed to be a mobile-first CMMS solution. The use of their mobile app encourages a paperless approach to boosting productivity among your maintenance staff, improving communication, and improving asset diagnostics. Available on both iOS and Android devices, the mobile app lets your workers view their assigned work orders and PMs, log work orders, receive push notifications, start new work orders, log problems, and look up critical asset info.

Users of the mobile maintenance app from Limble CMMS have reduced time spent handling work requests by up to 34%. They’ve also reduced time communicating with requesters by up to 41% (calls, emails, texts). One testimonial on the Limble CMMS website discussed how the time savings benefited them:

On average, Limble saves me an hour to two hours a day, depending on the workload. The biggest thing for me is being able to do things on my phone, on the fly. Rob Siler, Myriad Genetics

Is QuickBooks a CMMS Software?

A solution like QuickBooks Online is not going to give you CMMS software functionality that will provide long-term sustainability. It does not offer the handful of required functionalities most CMMS options will provide you, such as scheduling maintenance, as well as predictive analytics to ensure preventative maintenance is doing its job. Because of this, we recommend you keep QuickBooks for accounting and find an add-on for CMMS.

While QuickBooks may not be able to offer any CMMS functionality, there are many CMMS solutions that will integrate with QuickBooks. This will help ensure all of your business software is linked together. There are also many field service software add-ons available for QuickBooks that may provide some (but not all) of the functionality typically found in CMMS, such as work order management and scheduling.

CMMS Software Pricing

The cost of CMMS software will start between $29-$70/user/month. This reflects entry level software that is usually intended for use by less than 3 users. Onboarding costs for these subscription-based pricing models will range from $600-$2,500 upfront.

Most vendors will charge a monthly cost per user, which usually means the bigger your company, the bigger the cost. CMMS solution vendors may also charge depending on the types of assets being maintained, the number of assets stored in your system, and more. A large majority of CMMS software options are cloud-based, meaning they have a subscription-based pricing model. While still possible with some vendors, most CMMS software is subscription-based and can not be bought outright.

Many companies may try to go without CMMS software and handle their preventive maintenance with manual methods. Combined with the low cost of QuickBooks for your basic accounting and inventory, this is one way to keep your software costs at their lowest. This manual method is typically by using spreadsheets. However, these methods become much harder to track your equipment due to the fact that spreadsheets lack sustainability.

The more tasks each repair job has, the more that needs to get added to the schedule. Having to go back and forth to check off maintenance steps is far too time-consuming to be practical this way.

Common Pain Points of CMMS Software

Some of the most common headaches people experience in selecting, buying, implementing, and maintaing CMMS software include:

Integration Issues

Very often CMMS users are not office-based workers. The average CMMS user at your organization may well be someone on the production floor. Or, they may primarily work on the job site or in the field. As a result, mobile device access can be particularly useful. Many systems offer support for mobile access.

One of the challenges of implementing a computerized maintenance management software system is the number of points of integration that may be present. CMMS programs very frequently need to integrate with software providing the following functionality:

  • Inventory control
  • Fixed asset management (asset depreciation)
  • Scheduling
  • Accounts payable
  • Project management
  • Material resource planning
  • Costing
  • Production floor management
  • Work order management
  • Budgeting

The wide array of integration points is one of many reasons it’s usually advisable to partner with an experienced CMMS provider for implementation services.

Work Order Assignment Issues

When dealing with a high volume of work orders, it can become difficult to be managing who is getting assigned what, and the combination of needing to schedule based on past work history can be time-consuming with a weaker CMMS software (or a manual process). A good CMMS software will be able to automate most of this process from beginning to end.

  • Integrated QMS and CMMS software in manufacturing. Manufacturing used to be an industry where companies got by handling areas such as machine maintenance, order processing, bill of materials, and quality control, all separately. However, a live production environment that has you processing an order requires that you know which equipment is available, has you handle a bill of materials, and monitor the resulting product to ensure objectives can be met. A unified software helps bridge the gap, given the relationship each task in the manufacturing process has with each other.
  • CMMS Software Cloud Adoption and Mobile Use. Recent years have shown a lot of CMMS solutions move to the cloud. This is due to faster install times and less of an IT involvement. Companies thus can save money on hardware fees and labor costs as less personnel are needed to maintain the system. The rise in mobile technology allows maintenance managers to have all the information at their fingertips via a mobile device. This eliminates the need for them to step into the office for the day to receive any sort of dashboard, reports, or schedules for the day.
  • Condition-based maintenance. This type of maintenance is done when the need arises. Condition-based maintenance, or CDM, is likely to make it’s way to CMMS solutions in time. Limiting maintenance to just preventative and predictive can sometimes miss certain situations where maintenance can be needed; as it pops up. CDM relies on machine readings to determine how a machine is currently doing and if maintenance needs to be handled immediately. Benefits of CDM include decreased maintenance costs and a reduction of human error influences. Disadvantages can include high upfront costs and unpredictable maintenance periods, making it hard to budget accordingly for these maintenance costs.