Facility management software, often called CMMS, handles work orders, preventive maintenance, assets, and parts. The biggest risk is adoption, since a system only works if technicians actually open it on their phones, so mobile quality matters as much as features.
#1
MaintainX
Ideal for: frontline teams moving off paper
getmaintainx.com homepage
MaintainX works best for frontline teams moving off paper. MaintainX is mobile-first, with a free Basic tier and unlimited free requester accounts so anyone can report an issue without a license. Pricing starts at $20 per user per month, and a free plan is available. This is the option to look at first if that description matches your situation.
Advanced features require higher tiers, and reporting depth varies, so larger operations should test reports during the trial. That trade-off matters most if you were hoping for a single tool that covers every situation without compromise. Compared with the other options here, MaintainX stands out for frontline teams moving off paper, while asking you to accept that Advanced features need higher tiers. Weigh that honestly against your budget and your patience for setup before you commit.
The good and the bad
Free Basic tier
Mobile-first design
Unlimited free requesters
Advanced features need higher tiers
Reporting depth varies
#2
UpKeep
Ideal for: small teams wanting mobile work orders fast
upkeep.com homepage
UpKeep works best for small teams wanting mobile work orders fast. UpKeep gets small teams organized on mobile quickly, with work orders, assets, and AI-assisted maintenance features. Pricing starts at $24 per user per month, and a free trial is available. Put this one near the top of your shortlist when the fit sounds right.
There is no free plan, only a trial, and some features require higher tiers, so check the tier that covers your workflow. That trade-off matters most if you were hoping for a single tool that covers every situation without compromise. Compared with the other options here, UpKeep stands out for small teams wanting mobile work orders fast, while asking you to accept that No free plan. Weigh that honestly against your budget and your patience for setup before you commit.
Fiix works best for manufacturers wanting asset intelligence. Fiix offers a free CMMS plan plus asset intelligence, with Fluke integrations for condition monitoring in manufacturing. Pricing starts at $45 per user per month, and a free plan is available. This choice makes the most sense for readers who match the description above.
The paid price is higher than MaintainX or UpKeep, and data migration can be complex, so allow onboarding time. That trade-off matters most if you were hoping for a single tool that covers every situation without compromise. Compared with the other options here, Fiix stands out for manufacturers wanting asset intelligence, while asking you to accept that Higher price than rivals. Weigh that honestly against your budget and your patience for setup before you commit.
The good and the bad
Free CMMS plan
Asset intelligence
Fluke integrations
Higher price than rivals
Migration can be complex
#4
Limble CMMS
Ideal for: teams where preventive maintenance is central
Limble CMMS works best for teams where preventive maintenance is central. Limble is known as the easiest CMMS to adopt, with preventive maintenance scheduling and QR code asset tagging. Pricing starts at $28 per user per month, and a free plan is available. Consider this option closely if you want the balance it offers.
Some pricing is quote-based, and the integration range is smaller than larger platforms, so check needed connections first. That trade-off matters most if you were hoping for a single tool that covers every situation without compromise. Compared with the other options here, Limble CMMS stands out for teams where preventive maintenance is central, while asking you to accept that Pricing varies by quote on some plans. Weigh that honestly against your budget and your patience for setup before you commit.
eMaint works best for regulated plants needing compliance-grade reporting. eMaint suits regulated plants with condition monitoring, compliance reporting, and multi-site standardization. Pricing starts at $69 per user per month, and a free trial is available. This is a strong candidate when your priorities line up with its strengths.
The price is higher than rivals, and implementation takes planning, so it fits enterprises more than small teams. That trade-off matters most if you were hoping for a single tool that covers every situation without compromise. Compared with the other options here, eMaint stands out for regulated plants needing compliance-grade reporting, while asking you to accept that Higher price. Weigh that honestly against your budget and your patience for setup before you commit.
The good and the bad
Condition monitoring
Compliance reporting
Multi-site support
Higher price
Implementation takes planning
#6
FMX
Ideal for: schools, municipalities, and multi-facility operations
FMX works best for schools, municipalities, and multi-facility operations. FMX suits schools, churches, and municipalities with multi-facility scheduling and community request portals. Pricing starts at $35 per user per month, and a free trial is available. Keep this one in mind if the trade-offs below are acceptable to you.
Its manufacturing feature set is smaller than Fiix or eMaint, so plants should compare carefully. That trade-off matters most if you were hoping for a single tool that covers every situation without compromise. Compared with the other options here, FMX stands out for schools, municipalities, and multi-facility operations, while asking you to accept that Smaller manufacturing feature set. Weigh that honestly against your budget and your patience for setup before you commit.
The good and the bad
Multi-facility scheduling
Community requests
Easy setup
Smaller manufacturing feature set
Pricing varies
#7
Facilio
Ideal for: enterprise portfolios and multi-site operations
Facilio works best for enterprise portfolios and multi-site operations. Facilio offers a connected CMMS for enterprise portfolios, with portfolio analytics and multi-site workflows. Pricing starts at See website, and there is no free plan. This option earns its place for the specific audience named above.
Pricing is quote-based and enterprise-focused, so small teams should start with MaintainX or UpKeep. That trade-off matters most if you were hoping for a single tool that covers every situation without compromise. Compared with the other options here, Facilio stands out for enterprise portfolios and multi-site operations, while asking you to accept that Quote-based pricing. Weigh that honestly against your budget and your patience for setup before you commit.
The good and the bad
Connected CMMS
Portfolio analytics
Multi-site workflows
Quote-based pricing
Enterprise focus
#8
Hippo CMMS
Ideal for: facilities teams in healthcare, education, and government
Hippo CMMS works best for facilities teams in healthcare, education, and government. Hippo CMMS serves healthcare, education, and government facilities with work orders and preventive maintenance. Pricing starts at See website, and there is no free plan. Round out your shortlist with this option if its approach appeals to you.
Pricing is not published, so budgeting requires a sales conversation, and the community is smaller than leaders. That trade-off matters most if you were hoping for a single tool that covers every situation without compromise. Compared with the other options here, Hippo CMMS stands out for facilities teams in healthcare, education, and government, while asking you to accept that Pricing not published. Weigh that honestly against your budget and your patience for setup before you commit.
The good and the bad
Work orders
Preventive maintenance
Facility-focused design
Pricing not published
Smaller community
How we picked these
We compared official feature pages, pricing pages, app store listings, privacy policies, and public reviews for each option, and we kept only products that exist and work today and that truly fit the topic. We gave weight to clear pricing, a usable free or trial option where one is offered, and honest limits stated on the vendor site. We did not claim hands-on testing we did not do, and where a price could not be verified on the vendor site we wrote See website instead of guessing.
Our pick for most people is usually the option that covers the core job well at a fair price, not the one with the longest feature list. That said, the right answer depends on your situation, so use the comparison table to narrow the list to two or three options, then check the current pricing page before you pay.
How to choose facility management software
Start with the technicians, not the dashboard. Pick the mobile app your team will actually open, and test it on real phones during the trial.
Next, check the pricing model. Per-user pricing punishes broad adoption, so look for free requester accounts that let everyone report issues without a license.
Finally, start with work orders and preventive maintenance before adding parts, purchasing, or integrations. A system that handles the basics well beats a complex platform nobody uses.
Frequently asked questions
What is the best facility management software?
MaintainX is best for frontline teams, UpKeep is best for fast mobile setup, Fiix is best for manufacturers, and Limble is best for preventive maintenance programs.
What is CMMS software?
CMMS stands for computerized maintenance management system. It handles work orders, preventive maintenance, assets, and parts for facilities and plants.
How much does facility management software cost?
Entry prices run from free for MaintainX and Fiix to $20 per user for MaintainX Essential, $24 for UpKeep, $28 for Limble, and $45 for Fiix Basic. Enterprise tools are quote-based.
Can I start with a free CMMS?
Yes. MaintainX and Fiix both offer free plans covering work orders and asset basics, which let small teams digitize maintenance before paying.
What is the difference between CMMS and EAM?
CMMS manages work orders and maintenance, while EAM covers the full asset lifecycle including procurement and depreciation at enterprise scale. Small teams need CMMS.
FMX
Facilio
Hippo CMMS
