The 10 Best CMMS Software for Facilities Management

Why a Dedicated CMMS is a Necessity for Modern Facilities Management

Implementing a dedicated CMMS is a strategic investment in operational excellence. It moves your team away from inefficient manual processes and provides the tools needed to manage assets proactively, control costs, and improve overall service delivery. The benefits directly impact both the bottom line and day-to-day efficiency.

• Streamlined Work Order Management: Digitize the entire lifecycle from request and assignment to completion and reporting. This improves team productivity, shortens response times, and creates a complete, auditable record of all maintenance activities.
• Proactive Asset Maintenance: Shift from a reactive repair model to a preventive maintenance strategy. Automating PM schedules based on time or usage extends equipment lifespan, minimizes unexpected failures, and reduces costly emergency repairs.
• Optimized Inventory Control: Gain real-time visibility into spare parts and materials. A CMMS helps prevent stockouts that delay repairs and reduces carrying costs associated with over-stocking, ensuring you have the right parts at the right time.
• Improved Compliance and Safety: Maintain detailed maintenance and inspection records required for regulatory audits. Schedule and track safety inspections to ensure a secure working environment and adherence to industry standards.
• Data-Driven Budgeting and Decisions: Leverage comprehensive reports on labor hours, asset performance, and material costs. This data allows you to accurately forecast budgets, justify spending, and identify trends or problem assets that require strategic attention.

Top 10 CMMS Software for Facilities Management

The following platforms represent the best CMMS solutions for facilities management, each with unique strengths tailored to different organizational needs. From highly configurable enterprise systems to user-friendly mobile-first applications, this list provides a starting point for finding the right tool to optimize your maintenance operations.

eWorkOrders

eWorkOrders is a highly configurable, cloud-based platform designed to manage the full scope of maintenance operations, from work orders and assets to preventive maintenance and inventory. With a history of delivering proven solutions, the software is recognized for its robust functionality and exceptional customer support.

It provides a centralized system that can be tailored to the specific workflows of any organization, making it a versatile choice for industries like manufacturing, healthcare, and facilities management. The platform’s scalability ensures it can support a small team at a single site or a large, distributed enterprise with complex compliance and reporting needs.

• Core Strength: Customizable workflows and exceptional customer support.
• Best For: Organizations needing a scalable solution that can be tailored to specific facility management processes.
• Pro Tip: Use the customization features to build workflows that mirror your exact operational processes for faster adoption.

FiiX by Rockwell Automation

Fiix is an enterprise-grade CMMS that leverages AI to provide predictive maintenance insights and connect teams, tools, and data in one platform. It is designed for large industrial facilities and enterprises that require advanced analytics to optimize asset performance and reduce downtime. The software focuses heavily on security and reliability, committing to high standards like SOC 2 to protect sensitive operational data.

Its AI-driven features help maintenance teams anticipate equipment failures before they happen, allowing for more strategic planning and resource allocation. Fiix is a powerful tool for organizations looking to transition to a more sophisticated, data-forward maintenance strategy.

• Core Strength: Advanced analytics and AI-driven maintenance.
• Best For: Large industrial facilities and enterprises looking for predictive maintenance capabilities.
• Pro Tip: Leverage its AI insights to move from preventive to truly predictive schedules for critical assets.

Limble CMMS

Limble CMMS is widely recognized for its intuitive, user-friendly interface and powerful mobile application. This mobile-first design makes it exceptionally easy for technicians to use in the field, which improves data accuracy and work order completion rates. The platform is built to have a low learning curve, enabling teams to get up and running quickly without extensive training.

Customers often report significant reductions in equipment downtime and improvements in team productivity. Limble is an excellent choice for organizations that prioritize field technician usability and want a system that their team will readily adopt and use consistently for daily tasks.

• Core Strength: Simplicity and mobile accessibility.
• Best For: Teams that need a low learning curve and prioritize field technician usability.
• Pro Tip: Fully deploy the mobile app to empower technicians and ensure real-time data capture from the field.

MaintainX

MaintainX uniquely combines core CMMS functionality with integrated team communication features, such as real-time chat. This allows technicians to collaborate, share photos, and clarify instructions directly within a work order, reducing miscommunication and speeding up resolutions.

The platform is built around checklist-driven workflows, making it ideal for standardizing procedures and ensuring compliance. MaintainX offers a free plan for small teams, providing an accessible entry point for basic work order and asset management. This makes it a strong contender for small to mid-sized businesses looking for a low-cost solution with powerful collaboration tools built-in.

• Core Strength: Integrated communication and checklist-based workflows.
• Best For: Small to mid-sized teams looking for a free or low-cost entry point with strong collaboration tools.
• Pro Tip: Use the integrated chat to attach photos and clarify instructions directly within a work order.

UpKeep

UpKeep positions itself as an Asset Operations Management platform, providing a comprehensive, mobile-first solution for maintenance, operations, and reliability teams. Used by thousands of businesses, it excels at asset tracking, preventive maintenance, and parts inventory management. The system is designed to help organizations maximize asset uptime and get a clear view of the total cost of ownership for their equipment.

Its strong focus on asset data makes it particularly well-suited for businesses that need to manage a large inventory of spare parts and want to implement a reliability-centered maintenance program to improve operational performance and reduce capital expenditures.

• Core Strength: Strong asset tracking and parts inventory management.
• Best For: Businesses focused on maximizing asset uptime and managing a large inventory of spare parts.
• Pro Tip: Implement QR code tagging on all major assets for quick mobile scanning and history lookups.

IBM Maximo

IBM Maximo is a market-leading Enterprise Asset Management (EAM) suite that goes far beyond traditional CMMS capabilities. It is designed to manage complex assets across their entire lifecycle, from procurement and installation to maintenance and disposal. Maximo is built for large, asset-intensive corporations in regulated sectors like utilities, energy, and transportation.

It offers powerful analytics, AI-powered insights, and native integration with other enterprise systems like SAP S/4HANA. While its complexity requires significant resources for implementation and training, it provides unparalleled control and visibility for organizations managing high-value, critical infrastructure on a massive scale.

• Core Strength: Enterprise-level asset lifecycle management.
• Best For: Large, asset-intensive corporations in sectors like utilities, energy, and transportation.
• Pro Tip: Dedicate resources for implementation and training to unlock the full power of this enterprise-level suite.

Hippo CMMS

Hippo CMMS stands out with its emphasis on visual and interactive facility maps. The platform allows users to upload floor plans and pin assets to their exact locations, making it incredibly easy for anyone to submit a work request simply by clicking on a map. This visual approach simplifies asset identification and helps technicians quickly locate equipment needing service.

This functionality is particularly valuable in environments like schools, hospitals, and hospitality venues where staff may not know the technical name of an asset but can easily point to its location. Hippo offers a user-friendly experience that lowers the barrier to adoption for all users.

• Core Strength: Interactive floor plans and equipment mapping.
• Best For: Facilities like schools, hospitals, and hospitality venues where visual context is important.
• Pro Tip: Upload detailed facility floor plans to make work requests and asset location intuitive for everyone.

ManagerPlus

ManagerPlus offers a comprehensive solution that excels in managing both facilities and vehicle fleets within a single, integrated system. This dual capability is a key differentiator for organizations that oversee buildings, grounds, and a fleet of vehicles, such as municipalities, construction companies, or field service providers. The software provides strong preventive maintenance scheduling, inspection management, and inventory control features that can be applied across all asset types.

By unifying facilities and fleet data, ManagerPlus helps streamline maintenance processes, share spare parts inventory, and generate consolidated reports for a complete view of all operational assets.

• Core Strength: Combined facilities and fleet asset management.
• Best For: Organizations that need to manage both buildings and a vehicle fleet within a single system.
• Pro Tip: Create unified PM schedules for assets requiring both facility and vehicle maintenance team involvement.

Fortive EAM (formerly Accruent)

Fortive EAM provides a suite of tools that extends beyond maintenance to encompass the entire real estate and facilities lifecycle. It connects physical asset management with financial performance by integrating modules for maintenance, space management, lease administration, and capital planning. This holistic approach is designed for large, multi-site organizations and corporate real estate managers who need to understand the total cost of ownership of their portfolio.

By linking maintenance data to financial and spatial information, the platform enables strategic decisions about asset investment, space utilization, and long-term facility planning, making it a powerful integrated workplace management system.

• Core Strength: Broad facilities and real estate lifecycle management.
• Best For: Large multi-site organizations and property managers needing an integrated workplace management system.
• Pro Tip: Integrate maintenance data with lease modules for a complete portfolio overview.

Asset Essentials by Brightly

Asset Essentials is a cloud-based solution from Brightly (formerly Dude Solutions), a major and well-established player in the operations management space. The platform is focused on simplifying daily maintenance and operational workflows for a variety of sectors, with a particularly strong presence in the public sector, education, and healthcare. It provides a straightforward, proven approach to core CMMS functions like work order management, preventive maintenance, and asset tracking.

Organizations looking for a reliable, easy-to-use system from a vendor with deep industry experience will find Asset Essentials to be a solid choice for improving their maintenance processes.

• Core Strength: Streamlined preventive maintenance and work order flows.
• Best For: Public sector entities, education, and healthcare facilities looking for a proven, straightforward CMMS.
• Pro Tip: Utilize standardized reporting templates to track maintenance KPIs for public sector accountability and budgeting.

Why Choose eWorkOrders?

We combine proven technology with deep industry expertise to deliver a maintenance management solution that grows with your business.

• Award-winning CMMS and EAM software trusted by thousands of organizations across manufacturing, healthcare, food & beverage, utilities, and facilities management.
• Over 30 years of experience delivering proven maintenance management solutions and exceptional customer support.
• Cloud-based platform with real-time visibility into work orders, assets, preventive maintenance, and inventory control.
• Flexible configuration, mobile access, and API integration to fit any organization’s maintenance workflows and compliance needs.
• Recognized by G2, Capterra, and Software Advice for Best Value, Ease of Use, and Customer Support.

Frequently Asked Questions (FAQs)

What is the primary function of a CMMS in facilities management?

A CMMS centralizes maintenance activities. It streamlines work order management, automates preventive maintenance scheduling, tracks assets, and manages spare parts inventory to improve operational efficiency and reduce costs.

How long does it take to implement a CMMS?

Implementation time varies depending on the software’s complexity and the amount of data being imported. Cloud-based solutions can often be up and running in a few weeks, while on-premise enterprise systems may take longer.

Is a CMMS the same as an EAM or FMS?

They are related but different. A CMMS focuses on maintenance. An EAM (Enterprise Asset Management) covers the entire asset lifecycle, including finances, while an FMS (Facilities Management Software) can be broader, including space planning.

Can CMMS software be accessed on mobile devices?

Yes, nearly all modern CMMS platforms offer mobile apps for iOS and Android. This allows technicians to receive work orders, document their work, and access asset information directly from the field, improving data accuracy and efficiency.