26 Best CMMS and Maintenance Management Software in 2026

Fiix is a cloud-based CMMS acquired by Rockwell Automation in 2021, used by over 3,000 organizations in manufacturing, food and beverage, oil and gas, and heavy equipment. The platform centers on work order management, asset tracking, and inventory, with Fiix Foresight providing an AI engine that analyzes maintenance data to forecast parts needs, spot problem work orders, and surface uptime trends. One Perth County Ingredients customer reported cutting reactive maintenance by 54% and after-hours call-ins by 42% after implementation. Fiix's Integration Hub offers an open API alongside 40+ pre-built connectors including SAP and Oracle. A free plan is available with unlimited work orders; paid tiers start at $45/user/mo.

Limble is a cloud-based CMMS serving manufacturing, food and beverage, healthcare, facilities, and hospitality teams. It earns Capterra's top-rated CMMS badge and is known for a clean UI that lets technicians learn the system in under a day. The platform covers unlimited work orders, PMs, assets, and custom dashboards on its entry Standard plan. Premium+ adds offline mobile mode, spare parts management with PO tracking, and REST API access. Enterprise unlocks multi-location reporting, custom approval workflows, 21 CFR compliance for pharma, SSO, and ERP or IoT integrations. Pricing starts at $28/user/mo on Standard and $69/user/mo on Premium+; Enterprise is quote-based.

eMaint is a Fluke company CMMS with over 40 years of heritage, serving manufacturing, food and beverage, oil and gas, chemicals, and regulated industries. It is one of the few platforms with native integration into Fluke's portfolio of 13+ industrial sensor types, enabling condition-based maintenance triggers without custom coding. The platform supports multi-site configuration, 5 supported languages, and an annual Xcelerate user conference. Its Team plan (3-user package) starts at $69/user/mo; the Professional plan at $85/user/mo adds automated workflows and interactive image mapping; Enterprise pricing is custom for 5+ users and adds multi-site toolkit, SSO, and web API access.

MaintainX is a mobile-first CMMS and operations platform trusted by over 10,000 organizations including brands in manufacturing, food and beverage, hospitality, and facilities. Its standout differentiator is combining work order management with in-app messaging, enabling technicians to chat, share photos, and attach SOPs directly inside a work order rather than switching to email or text. MaintainX won the 2025 Deloitte Technology Fast 500 award. The Basic plan is free forever for small teams. Essential starts at $16/user/mo (annual), Premium at $49/user/mo (annual), and Enterprise is custom. An AI assistant called CoPilot generates digital SOPs from uploaded equipment photos or voice instructions.

UpKeep is a mobile-first Asset Operations Management platform used by 4,000+ businesses including Marriott, Yamaha, and McDonald's, managing over 200,000 users globally. It is ranked the number-one mobile CMMS by Capterra and Gartner. UpKeep covers work orders, preventive maintenance, asset tracking, inventory, time and labor, and EHS (environment, health, and safety) in a single platform. In 2025 it launched UpKeep Studio for no-code workflow automation and Nova AI for intelligent work order prioritization. The Essential plan starts at $20/user/mo; Premium is $55/user/mo; Professional and Business+ require a quote.

Maintenance Connection, owned by Accruent (a Siemens company), is a multi-industry CMMS and EAM used by healthcare systems, manufacturing plants, universities, utilities, and government agencies — including the New York Times and large wastewater departments running 1,000+ work orders per day. The platform covers the full asset lifecycle from acquisition to disposal, with 150+ prebuilt reports, calibration management, predictive maintenance, multi-site dashboards, and barcode generation built in. It deploys as cloud SaaS or on-premise. Named-user pricing is quoted on request and starts around $45/user/mo based on third-party data; the platform does not publish pricing publicly.

eWorkOrders is a web-based CMMS developed by Information Professionals Inc., in operation since 1995. It serves municipalities, universities, manufacturing plants, healthcare facilities, restaurants, and property managers in real-time across desktop and mobile. Its flat-rate pricing model stands out in a market dominated by per-user plans: the Starter plan is $380/mo and Advanced is $480/mo for unlimited users, making it cost-effective at scale. A documented case study shows Virginia VDOT saved over $150,000 per year in headcount after implementation. GIS mapping for visual asset location is a distinctive feature not common on platforms in this price range.

Maxpanda is a cloud-based CMMS disrupting the market with flat-rate, unlimited-user pricing and zero setup costs. It is used across hospitality, education, healthcare, property management, oil and gas, and manufacturing. The platform's GoMAX mobile apps cover work orders, PMs, meters, and task management for iOS and Android, with push notifications for new and updated work orders. Maxpanda integrates with QuickBooks, Xero, FreshBooks, NetSuite, HubSpot, and 20+ other platforms. A 7-day free trial is available. The Starter plan begins at $118/mo for unlimited users, making it one of the most affordable unlimited-seat CMMS platforms available.

MVP One (rebranded from MVP Plant in 2023) is a cloud or on-premise CMMS from CMMS Data Group, founded in Chicago in 2000. It serves electronics manufacturing, food and beverage, automotive, and other asset-intensive industries. The platform emphasizes reliability-centered maintenance with AI-driven asset management, barcode and QR code labeling, 24/7 alert notifications, and skill-based technician dispatch. MVP One integrates natively with SAP, JD Edwards, and Oracle. Pricing starts at $45/user/mo (Bronze) and scales to $75/user/mo (Silver); a Gold tier and on-premise licensing are available on request. A free trial is available.

MPulse is a cloud-hosted or on-premise CMMS from MPulse Software, serving healthcare, education, manufacturing, government, food and beverage, and facilities management. Its distinguishing feature is concurrent-user licensing: pricing is based on how many users are logged in simultaneously, not total user count. This means a team of 30 technicians on rotating shifts can operate with 10 concurrent licenses, significantly reducing cost compared to named-user platforms. Pricing starts at $49/concurrent user/mo (billed annually, two-year prepay). MPulse offers Professional, Advanced, and Enterprise editions plus cloud or self-hosted deployment.

Fracttal One is a cloud-based CMMS headquartered in Spain and Chile, with strong adoption across manufacturing, hospitality, retail, healthcare, and oil and gas operations in Latin America and Europe. The platform supports IoT sensor integration for real-time condition monitoring, SAP/Oracle/Microsoft Dynamics ERP sync, WhatsApp integration for work request submission, and Google Sheets reporting. Fracttal Academy provides full certification training including CMMS administrator and technician tracks. A free Community tier supports up to 5 users; paid plans (Starter and Pro) are quoted on request based on user count and asset volume. Capterra Shortlist 2025 inclusion reflects strong G2 and review site presence with over 1,900 user ratings.

Coast is a mobile-first maintenance and team communication platform used by over 10,000 teams including McDonald's, Tim Hortons, and Planet Fitness. It positions itself as the accessible CMMS for the deskless workforce, combining work order management, preventive maintenance scheduling, asset tracking, inventory, and team messaging into one app. Coast's Free plan is genuinely permanent with unlimited work orders and mobile access. Paid plans for the Maintenance Work Orders package start at $20/user/mo (Starter, annual billing) and $49/user/mo (Pro, annual billing). A 7-day free trial of the Pro plan is available without a credit card.

Brightly Asset Essentials, formerly Bigfoot CMMS (acquired by Dude Solutions in 2017, rebranded as Brightly in 2022 after Siemens Smart Infrastructure acquisition), is a cloud-based CMMS and EAM platform used by over 12,000 organizations managing more than 49 million assets and 386 million work orders. Brightly specifically targets public K-12 and higher education institutions, local government, manufacturing, and healthcare — industries with deferred capital planning and compliance requirements. Key differentiators include IoT integration, GIS mapping, and a 100+ prebuilt report library. Pricing is quote-only; market data suggests starting around $299/mo for entry-level deployments.

Eptura Asset is the evolution of Hippo CMMS, which was discontinued as a standalone product in 2023 when Eptura (an integrated workplace management company) absorbed it into its broader platform alongside iOffice and SpaceIQ. Existing Hippo CMMS customers are being migrated to Eptura Asset, which adds space management, visitor management, and workplace analytics to the original CMMS foundation. Eptura as a company manages over 3 billion square feet across 16,000+ clients including enterprise corporate real estate, golf clubs, healthcare, and manufacturing facilities. Pricing is entirely custom and quote-based across three tiers: Eptura Workplace, Eptura Asset, and Eptura Visitor.

Corrigo is a cloud-based facilities management and CMMS platform developed and sold by JLL Technologies (JLLT), a division of JLL. It is designed specifically for high-volume vendor-managed environments: retail chains, restaurant groups, and commercial property managers who dispatch hundreds of external service providers across many locations. Corrigo provides a marketplace of 70,000+ pre-vetted contractors, automated SLA tracking, work order dispatch, vendor COI management, and spend analytics across portfolios. 92% of G2 reviewers say they would recommend Corrigo. Pricing is custom and requires direct engagement with JLLT; no published rates exist.

ServiceChannel is the facilities management platform of choice for large retail and restaurant brands, managing over $74 billion in services delivered to 630,000+ locations. Clients include major national chains who use ServiceChannel to manage work order dispatch, preventive maintenance, vendor performance, and capital planning across hundreds or thousands of locations. The platform features a marketplace of 70,000+ service providers, real-time spend analytics with industry benchmarking, Managed Services offerings where ServiceChannel staff administer operations on behalf of clients, and EasyPay invoice consolidation. Subscriptions are priced per location (custom quote required).

Facilio is a connected CMMS and facilities operations platform purpose-built for commercial real estate owners, FM service contractors, and portfolio operators. It distinguishes itself by overlaying across existing building management systems (BMS), IoT sensors, and metering infrastructure to provide a unified real-time operations view — rather than replacing point systems. Major clients include Dubai World Trade Centre, ICD Brookfield, HelloFresh (refrigeration compliance), and Tuten Labs (10,000 retail stores). Facilio was identified as a Leader in the Verdantix Green Quadrant for Commercial Buildings CMMS 2025. Pricing is entirely custom and quote-based; customization is priced at approximately $4,000 per developer week.

Prism is the AI-powered building operations platform by Building Engines, now a JLL company following JLL's $300 million acquisition in 2021. It manages over 1,000 clients and 35,000 properties covering more than 3 billion square feet of commercial real estate. Prism is built specifically for office, retail, NNN lease, and mixed-use property operators who need to simultaneously manage maintenance, tenant communications, visitor access, amenity reservations, and vendor bids in a single system. Deep integration with Yardi and MRI accounting platforms is a core architectural feature. Pricing is custom quote-based.

Planon is a Dutch IWMS and smart building management platform with over 35 years of market presence and deployments in financial services, higher education, healthcare, corporate real estate, and facility services. It covers maintenance management, space and workplace optimization, real estate lease accounting (ASC 842 / IFRS 16), sustainability and energy management, and soft FM services in a single platform. Planon integrates with IoT and AI systems for smart building automation. Over 2,500 organizations globally use Planon, including major European banks, hospital systems, and university campuses. Pricing starts at approximately $200,000/year (quote-based); deployments typically require a dedicated IWMS consultant.

Nuvolo is a Connected Workplace solution built natively on the ServiceNow platform, serving healthcare systems, life sciences companies, financial institutions, and government agencies. It manages maintenance, space, lease, projects, and OT cybersecurity from a single NOW-native database, eliminating the need to integrate a standalone CMMS with ServiceNow IT operations. Nuvolo was identified as a Leader in the Verdantix Green Quadrant for Commercial Buildings CMMS 2025. Healthcare is a major vertical — Nuvolo supports HTM (healthcare technology management) for clinical equipment alongside facilities maintenance. Pricing is custom and requires a ServiceNow platform license plus Nuvolo subscription.

IBM TRIRIGA is an enterprise Integrated Workplace Management System (IWMS) covering facilities operations, real estate and lease management, capital project management, space and workplace management, and environmental sustainability. It is used by global corporations, government agencies, and large healthcare systems managing millions of square feet. In 2025, IBM integrated TRIRIGA with Watson IoT and IBM Maximo for combined CMMS/EAM capabilities, creating one of the most complete enterprise asset and facility management stacks available. IBM TRIRIGA was identified as a Leader in the Verdantix Green Quadrant 2025 for Commercial Buildings CMMS. Pricing is entirely enterprise quote-based.

Yardi Facility Manager is a CMMS and maintenance management module within the Yardi property management ecosystem, serving residential, commercial, affordable housing, and mixed-use portfolios. It enables work order creation, preventive maintenance scheduling, property inspections, vendor management, and equipment tracking — all natively connected to Yardi's accounting, tenant, and lease data. The platform connects with Yardi Pulse Fault Detection for condition-based equipment work orders. Yardi serves over 20,000 property management companies globally. Yardi Facility Manager pricing is bundled with Yardi Voyager or Breeze subscriptions and requires a custom quote; it is not sold as a standalone CMMS.

AppFolio Property Manager is a cloud-based property management platform used by portfolios of 50+ units across residential, commercial, student housing, HOA, and mixed-use properties. Its maintenance management capabilities — including online work order creation, vendor communication, inspection tools, and automated payment processing — are tightly integrated with AppFolio's accounting, leasing, and tenant communication modules. AppFolio's AI Leasing Assistant (Lisa) and AI maintenance tools automate routine task coordination. Pricing is published at $280/mo base plus $0.80/unit/mo on the Core plan; Plus and Max plans require custom quotes. Open API access is available on Plus and Max.

Buildium is a cloud-based property management platform designed for residential portfolios up to 5,000 units, covering maintenance, accounting, leasing, tenant communications, and compliance. Its maintenance tracking features — work order management, vendor management, inspection tools, and task assignment — are integrated with Buildium's resident-facing portal and accounting module. Unlike AppFolio, Buildium has no minimum unit requirement and offers fully disclosed pricing starting at $58/mo (Essential), $183/mo (Growth), and $375/mo (Premium). Open API access is included in the Premium plan.

Rent Manager is a comprehensive property management platform from LCS (London Computer Systems) designed for residential, commercial, self-storage, manufactured housing, short-term-stay, and mixed portfolios. Its maintenance management capabilities include work order tracking, inspection scheduling, make-ready boards, vendor coordination, and metered utility tracking — all tightly integrated with Rent Manager's double-entry accounting and the rmAppSuite Pro mobile app for field technicians. The platform was substantially updated in 2025 with Orion AI features including Smart Receipts for expense capture and an AI Writing Assistant. Pricing requires a quote; market data suggests starting around $80/mo for a single-user license, scaling with users and modules.

Propertyware is a single-family residential property management platform by RealPage (Thoma Bravo), serving landlords and managers of single-family homes, small multifamily, student housing, and commercial properties. It is designed for property managers who treat software as a configurable strategic tool rather than a prescriptive template. The open API architecture allows deep third-party integrations. Maintenance features include work order management, maintenance tracking, vendor coordination, owner portals, and inspection scheduling. Pricing starts at $1/unit/mo with a $250/mo minimum (Basic), scaling to $1.50/unit/mo (Plus) and $2/unit/mo (Premium). A free 14-day trial is available.