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CMMS software comparison for facility managers
A CMMS (computerized maintenance management system) keeps your work orders, preventive maintenance schedule, asset records and spare parts in one place, with an app your technicians carry on the floor. To choose one, list the work your team actually tracks, then line up the vendors on those features, on mobile and offline use, and on how each one sells its plans.
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What a CMMS does for a facility team
Without a system, maintenance lives in email threads, a whiteboard and one person’s memory. A CMMS replaces that with a record: every request becomes a work order with an owner and a due date, every recurring task runs on a schedule, and every repair is logged against the asset it touched. When a chiller fails twice in a quarter or a roof drain keeps clogging, the history is there to show it.
The six products on this page all cover that core. Where they part ways is in who they are built for, how far they reach into parts, safety, sensors and outside vendors, how well the app works without a signal, and how much of the pricing you can see before you talk to sales. This page sets those differences out from each vendor’s own website, in alphabetical order. Continental has no connection to any of them, and plans change, so check each vendor’s site for current plans and features.
What to look for in maintenance software
- Work orders and requests: how tenants or staff report a problem. Some tools take requests from a QR code posted on the equipment, and UpKeep lets people submit one without logging in.
- Preventive maintenance: calendar schedules at a minimum; meter or usage-based triggers if you service equipment by run hours; predictive work driven by sensors if you monitor condition.
- Asset records: one history per asset, so repair, replacement and warranty decisions rest on facts.
- Parts and purchasing: stock levels and reorders tied to the work orders that use them.
- Mobile and offline use: basements, mechanical rooms and parking structures often have no signal. Check whether offline mode is included in the plan you would buy, not only in the highest tier.
- Procedures, safety and audit records: checklists, permits, lockout/tagout steps and a trail an inspector or auditor can follow.
- Outside vendors: eMaint and Limble both describe vendor management, and Limble tracks vendor certificates of insurance on its Premium+ plan.
- Integrations and reports: ERP, IoT and BI connections, an open API, dashboards and setup for more than one site.
If you have not yet written down what gets serviced and how often, do that first. Our building maintenance checklist generator lines up the inspections and service visits for a facility type, which gives you the task list to load into whichever system you pick.
Six CMMS platforms side by side
Every cell below paraphrases the vendor’s own website. A blank or “not stated on its site” means the vendor’s pages did not say.
| Software | What it is built for | How pricing is shown | Mobile and offline | Notable features |
|---|---|---|---|---|
| Asset Essentials | A cloud CMMS; education, manufacturing and government, with healthcare and senior living also named | No prices on the page; demo or contact sales | Described as mobile-friendly; no separate app named; offline use not stated on its site | Asset histories, IoT-driven predictive work, inventory that syncs with ERP, audit-ready reports, the Maintenance Copilot assistant |
| eMaint | CMMS/EAM, part of Fluke Reliability; facilities, government, hospitality, healthcare and data centers | Professional and Enterprise tiers with no printed prices; quote or demo; annual prepaid billing and minimum user counts | Mobile app with an offline work mode | Condition monitoring with Fluke sensors, multi-site setup, vendor and contractor management, compliance audit trails |
| Fiix | CMMS from a Rockwell Automation company; manufacturing, oil and gas, heavy equipment, food and beverage | Free plan; Basic and Professional prices listed; Enterprise by custom quote; no setup fees stated | Technician app, offline use included | Parts forecasting, the Fiix MAX AI layer, a link to FactoryTalk, an app marketplace |
| Limble | Maintenance and asset management; facility maintenance, food and beverage, manufacturing and healthcare | Standard, Premium+ and Enterprise with no printed prices; price calculator and demo booking | App on every plan; offline mode on Premium+ | QR-code requests, procedures and audit records, vendor management, vendor COI tracking on Premium+ |
| MaintainX | CMMS/EAM; facility management, property management, hospitality, government, retail and manufacturing | Free Basic plan; Essential and Premium prices listed; Enterprise by custom quote; free trial | Technician app; offline mode varies by plan | Checklists and inspections, parts purchasing, safety and compliance procedures, open REST API, Zapier on some plans |
| UpKeep | Maintenance, safety and asset operations; facilities, property management, education, government, hospitality and healthcare | Four plans: Essential and Premium prices listed, Professional and Enterprise by quote or demo; free trial with no credit card | Mobile app; offline mode on the Professional plan | Meter-based preventive work, permits and lockout/tagout tools, IoT sensor monitoring, the Nova assistant |
Asset Essentials
Asset Essentials is a cloud CMMS that keeps a history for each asset alongside work orders and preventive schedules. It adds predictive work triggered by IoT data, inventory that syncs with an ERP, analytics with reports prepared for audits, and an AI assistant it calls Maintenance Copilot. The page names education, manufacturing and government as its markets, and mentions healthcare and senior living too. It calls the product mobile-friendly without naming a separate app, lists ERP, IoT and GIS integrations, and shows no prices; the way in is a demo or a sales contact.
eMaint
eMaint presents itself as a CMMS/EAM product within Fluke Reliability. Alongside work orders, preventive and predictive maintenance, assets and parts, it lists KPI dashboards, AI features, compliance audit trails, condition monitoring with Fluke sensors, multi-site setup and management of vendors and contractors. Its mobile app has an offline work mode, and it connects to ERP systems, industrial IoT and single sign-on, with open APIs. The pricing page shows Professional and Enterprise tiers without figures, notes annual prepaid billing and a minimum number of users, and leads to a quote or a demo.
Fiix
Fiix describes itself as a Rockwell Automation company, and its language leans toward plant maintenance teams in manufacturing, oil and gas, heavy equipment, and food and beverage. It covers work orders, assets, parts and inventory and analytics, then adds a parts forecasting tool, an AI layer named Fiix MAX and a link to Rockwell’s FactoryTalk software. Technicians get a mobile app that works offline, and an app marketplace handles integrations. On pricing, Fiix shows a free plan, listed prices for Basic and Professional, Enterprise by custom quote, and a statement that there are no setup fees.
Limble
Limble is maintenance and asset management software whose customer stories include facility maintenance, food and beverage, manufacturing and healthcare. Requests can come in through QR codes, and the feature list covers preventive and predictive maintenance, assets, parts and purchasing, vendor management, and compliance tools built on procedures and audit records. Every plan includes the mobile app; offline mode, tracking of vendor certificates of insurance and an open REST API come with Premium+, and ERP and IoT integrations with Enterprise. Its three plans carry no printed prices, so the site offers a price calculator and demo booking.
MaintainX
MaintainX describes itself as a maintenance and asset platform built around AI, focused on equipment uptime, maintenance cost and the productivity of frontline teams. Its menu lists facility management, property management, hospitality, government, retail and manufacturing. Beyond work orders and preventive schedules it covers checklists and inspections, parts inventory and purchasing, safety and compliance procedures, reporting and AI help. Technicians use the MaintainX app, with offline mode tied to the plan, and it connects to ERP, IoT and BI tools through integrations and an open REST API, with Zapier on some plans. Pricing runs from a free Basic plan through Essential and Premium, both priced on the site, to Enterprise by custom quote, and there is a free trial.
UpKeep
UpKeep describes itself as AI-native software for maintenance, safety and asset operations. Its industry list includes facilities, property management, education, government, hospitality and healthcare. It handles work orders and requests, preventive maintenance by calendar or by meter and usage, assets, parts and purchasing, and analytics, plus safety tools for permits, lockout/tagout and inspections, IoT sensor monitoring and an AI assistant named Nova. Anyone can file a request from a QR code without logging in; offline mode comes with the Professional plan, and API and ERP/IoT integrations with the higher tiers. Of its four plans, Essential and Premium show prices, Professional and Enterprise go through a quote or demo, and the free trial asks for no credit card.
Questions to ask in a CMMS demo
A demo follows the vendor’s script. Bring your own scenario, such as a leaking rooftop unit reported by a tenant on a Friday night, and ask the vendor to walk it from request to closed work order. Then work through these:
- Which plan includes offline mode, the mobile app and the integrations we need, and which features in this demo sit on a higher plan?
- How do tenants and staff submit requests, and do they need an account?
- Can preventive work trigger on meter readings or run hours as well as dates?
- How are several buildings set up, and can each site manager see only their own?
- How do outside contractors receive and close work orders, and can we track their insurance certificates?
- What does importing our existing asset list and schedules involve, and who does it?
- Which reports would an auditor or owner ask for, and can we see them built from sample data?
- How is billing set up: monthly or annual, per user, and with a minimum number of seats?
Get help
Software keeps the schedule; people still do the work. If you want one team to handle the recurring cleaning and maintenance tasks on that schedule, see our facility maintenance service or read what facility services cover. When you are ready to talk about your buildings, send us a note.
A few useful answers
Common questions
Can tenants report a problem without a login?
UpKeep lets anyone file a request from a QR code without logging in, and Limble also takes work requests through QR codes. Post the code where people will see it, such as on the equipment or at the door of the room.
Which of these CMMS tools have a free plan or a free trial?
Fiix and MaintainX each describe a free plan, and MaintainX and UpKeep both offer a free trial; UpKeep’s needs no credit card. Asset Essentials, eMaint and Limble lead with a demo instead.
Do CMMS mobile apps work without a signal?
Several do. eMaint lists an offline work mode and Fiix includes offline use in its technician app. Limble puts offline mode on Premium+, UpKeep on its Professional plan, and MaintainX ties it to the plan you choose. Asset Essentials calls itself mobile-friendly and its page says nothing about offline use.
Can a CMMS track outside contractors?
Yes. eMaint and Limble both describe vendor or contractor management, and Limble tracks vendor certificates of insurance on its Premium+ plan. If insurance and credential checks are the main need, vendor compliance platforms are built for that job.
Why does this page show no prices?
Vendors change plans and prices often, and several print no figures at all. The table shows how each one presents pricing: a free plan, listed prices, a quote or a demo. Check the vendor’s own pricing page for current numbers.
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