Best CMMS Software in 2026

MaintainX is a CMMS and work-management platform co-founded by Chris Turlica and Hugo Dozois-Caouette. Its about page states that MaintainX is now officially part of Autodesk, advancing the Autodesk Operations Solutions vision of connecting design, manufacturing and operations, and lists Cintas, Carrier and Norfolk Southern among companies using it.

Pricing is per user with a unique app login; requester accounts are free. The Basic plan is free indefinitely, with unlimited work orders and procedures, real-time messaging and unlimited requesters, but only two work orders with attached procedures and two active repeating work orders. Essential costs US$20 per user per month on annual billing (US$25 monthly) and unlocks unlimited repeating work orders and image attachments. Premium costs US$65 annually (US$75 monthly) and adds unlimited procedures and analytics, meter-based maintenance, parts inventory and purchase orders, time and cost tracking, an open REST API and a dedicated account manager. Enterprise adds asset-health insights, resource planning, custom permissions, ERP integrations, SSO, multi-site management and the MaintainX Assist AI feature.

MaintainX's strengths are its usable free tier, messaging built into work orders and free requester accounts. Its main limitations are that inventory, purchasing and the API sit on Premium, and multi-site and SSO require Enterprise; the Autodesk ownership may also change product direction.

Limble, which also trades as Limble CMMS, sells a cloud maintenance platform in three tiers: Standard, Premium+ and Enterprise. Prices are produced by an online price calculator rather than listed on the pricing page.

Standard includes the mobile app, unlimited assets, custom fields, work orders, preventive maintenance, work requesters, dashboards, automatic downtime reporting, basic reporting and round-the-clock support, but limits users to three work orders with attached procedures and three advanced analytics reports a month. Premium+ adds offline mode, real-time communication, signature-capture procedures, unlimited spare parts, vendors and purchase orders, meter- and threshold-based scheduling, an open REST API and a customer success manager; SSO is an add-on. Enterprise adds multi-location tools, custom roles, approval workflows, inventory cycle counts, custom labour categories, drag-and-drop scheduling, 21 CFR compliance, SSO and white labelling, with SSO, white label and ERP or IoT integrations possibly incurring extra costs.

Limble places offline mode and the API in its middle tier rather than reserving them for enterprise customers. Its documented limitations are the low procedure and analytics caps on Standard, SSO as an extra outside Enterprise, and the absence of list prices on the pricing page itself.

UpKeep Technologies was founded in 2015 by Ryan Chan, who is chief executive; its site lists a Los Angeles address and reports that more than 4,000 companies rely on it, with over 40,000 people having used the product.

Essential costs US$24 per user per month and includes unlimited work orders and locations, the Nova AI assistant and 250 Nova credits a month. Premium, at US$55, adds UpKeep Studio, PM scheduling, custom checklists, parts and inventory with costing, time and labour tracking and 30 days of analytics history. Professional is quote-based and adds offline mode, an external request portal, full analytics history, asset lifecycle tracking and signature capture. Enterprise adds multi-site support, workflow automation, reliability and downtime tracking, purchase-order management, API and custom integrations, SSO and custom dashboards.

View-only users, requesters and third-party vendors updating tagged work orders through a public link do not need paid licences. UpKeep lists one-off implementation packages from US$500 for training to US$5,000 for advanced training, and a free trial without a card. Its notable limitation is that preventive-maintenance scheduling is not on the entry plan, and offline mode and full analytics history need a quote-based tier.

Fiix is a cloud CMMS owned by Rockwell Automation; its pricing page states that Fiix is a trademark of Rockwell Automation, Inc..

The Free plan, for a limited number of users and without a card, includes 25 active preventive-maintenance schedules, unlimited service requests and work orders, downtime tracking, asset management, the mobile app, inventory and a calendar. Basic, at US$45 per user per month, adds unlimited PMs, reports, resource-based scheduling, certification tracking, pass/fail inspections and phone support. Professional, at US$75, adds multi-site management, the Fiix Foresight analytics module, purchasing and requests for quotation, nested PMs, multi-asset work orders, cycle counts and custom analytics. Enterprise is custom and adds failure codes, custom workflows, e-signatures, an audit trail and, at extra cost, the Fiix Integration Hub, custom API integrations and single sign-on.

Add-ons include Lite licences for operators and Fiix MAX, an AI maintenance assistant that requires Professional or Enterprise. Fiix's Rockwell ownership is attractive to manufacturers already using Rockwell automation equipment. Its limitations are a higher entry price than some rivals and integration and SSO charges at enterprise level.

eMaint is a CMMS presented on its pricing page as part of Fluke; consent text on the page names Fluke Electronics Corporation and its subsidiary eMaint Enterprises, LLC. It is sold in two plans, both billed as prepaid annual commitments, and per-user prices are not published; Professional has a three-user minimum and Enterprise a five-user minimum.

Professional covers work orders, preventive maintenance, checklists, meter readings, downtime and performance tracking, parts management with forecasting, cycle counts, requisitions and multi-location inventory, asset transfers, calibrations and tool tracking, standard and advanced reports, condition-based triggers and real-time condition monitoring, workflow automation, e-signatures, a mobile app with offline mode and a sandbox account, with a dedicated Fluke account manager. Enterprise adds global multi-site operations and inventory, SSO, API integrations with ERP, BI and SCADA systems and more than 1,000 apps, unlimited request-only portal licences, the eMaint AI Suite and QR and barcode scanning.

eMaint's link to Fluke's sensors and test tools makes it a natural choice for condition-monitoring programmes. Paid add-ons include a vendor portal and computer-systems validation scripts for regulated industries. The lack of published prices and the annual prepayment are its main drawbacks for small teams.

IBM Maximo Application Suite (MAS) is an enterprise asset management platform that goes beyond CMMS into asset performance management, reliability-centred maintenance, real estate and facilities, and inventory optimisation. Its applications include Manage (EAM and maintenance), Health (asset health and predictive maintenance), Monitor, Predict, Assist and Schedule Optimizer.

MAS is licensed through AppPoints, a credit system in which each application and user type consumes a number of points, with a non-cancellable minimum term of 12 months. IBM publishes starting prices for its Essentials SaaS edition: Maintenance from under US$40,000 a year (150 AppPoints) and Inspection from under US$47,000 (175 AppPoints), with Space Management, Capital Planning, Lease Management and Inventory Optimization each from under US$40,000. The Standard and Premium SaaS editions and the client-managed software edition are quoted; the Standard edition starts at 300 AppPoints.

SaaS editions run on AWS, while the client-managed edition can run on-premises or on AWS, Azure or Google Cloud. Maximo's breadth suits utilities, transport, energy and other asset-intensive organisations. Its cost and implementation effort make it unsuitable for small maintenance teams.

Asset Essentials is a cloud CMMS now published by the asset-management business of Siemens; its support and community links still point to Brightly Software sites.

The product centralises asset histories, data collection and work orders. Documented features include automated work-order creation from preventive-maintenance schedules, unified PM scheduling, an asset register with performance analytics, parts and inventory management with low-stock alerts, parts recommendations and ERP synchronisation for purchase orders, predictive maintenance through IoT remote monitoring that can raise corrective work orders automatically, mobile access for field technicians, and a Maintenance Copilot AI feature for task guidance, automatic summaries and duplicate work-order detection.

The product page features education, manufacturing and government customers and links to use cases in food and beverage, healthcare, infrastructure and senior living. Pricing is not published; buyers request a demo or contact sales. Its featured education and government use cases point to a strong public-sector orientation. Its limitations are opaque pricing and the transition of branding and support from Brightly to Siemens, which buyers should clarify in contracts.

Maintenance Connection is a multi-site CMMS and EAM product sold by Accruent, which also sells space management, lease administration, integrated workplace management, engineering document management and field service products. Accruent states that the product is used in more than 75 countries and offers a free trial and demos.

Its documented features include automated work orders and scheduling, mobile workflows with offline capability and barcode and QR-code scanning, centralised asset and spare-parts management, labour scheduling and demand forecasting, self-service reporting and analytics, and compliance tools including secure e-signatures, procedure versioning and audit trails. Accruent Data Connect provides governed, BI-ready data sets for reporting in external business-intelligence and ERP systems.

Maintenance Connection suits regulated manufacturers, healthcare organisations and multi-site operators that want CMMS combined with Accruent's real-estate and facilities products. Pricing is not shown on the product page, and the broad Accruent portfolio means buyers should define the scope of modules carefully.

MPulse, headquartered in Eugene, Oregon, sells the MPACT CMMS and is part of JDM Technology Group; it reports more than 3,500 customers and lists SOC 2 among its credentials.

Professional costs US$29 per user per month on annual billing with a three-user minimum and includes unlimited work orders, PM scheduling and tracking, dashboards, analytics and real-time notifications. Advanced costs US$79 per user per month on annual billing, includes the US$29 technician licence, and adds inventory with costs, time and cost tracking, failure analysis, downtime tracking, unlimited asset meters, data import and export and document management. Enterprise is quoted and can add approved purchasing, API integrations with accounting, machine data and smart-building systems, SSO, multi-factor authentication and up to 300 GB of extra media storage.

MPulse licenses concurrent users rather than named accounts, so organisations can create as many accounts as needed and add or remove staff without changing licences; low-cost technician licences cover field work. Higher support tiers include a 99.9 percent uptime SLA. The main drawbacks are the three-user minimum and SSO and integrations reserved for the quoted Enterprise tier.

Hippo CMMS was a long-standing CMMS for facilities and maintenance teams. Its site now states that HippoCMMS.com is Eptura.com and that Hippo CMMS is evolving into Eptura Asset, while existing Hippo users retain access to their login, support and training resources. Eptura sells workplace software including Eptura Engage, Eptura Visitor, Eptura Workplace and Serraview alongside Eptura Asset.

Hippo's documented functions cover work orders, preventive-maintenance scheduling and tracking, inventory control, parts records with photos, schematics, manuals and warranties, barcode scanning, inspection logs and vendor invoicing. Eptura's pricing page describes an Advanced plan for Eptura Asset with inventory tracking, work orders, inspections, business intelligence, preventive maintenance and service-request management, and lists features such as purchase orders, offline documentation, barcode scanning, operator safety inspections, cycle counting and tyre tracking for fleets.

Eptura Asset suits facility managers who also want room booking, visitor and workplace tools from the same vendor. Buyers should note that the pricing page did not show prices and contained placeholder text at the time of access, and that Hippo customers face a product transition.

FTMaintenance Select is a CMMS made by FasTrak SoftWorks, Inc. of Milwaukee, Wisconsin. It is one of few products here that can be bought outright: perpetual licences can be used either with FasTrak's cloud hosting or installed on the customer's own servers and network, with optional annual hosting and maintenance fees.

Four purchase options are listed, all on quotation: Lite, an annual SaaS subscription focused on work orders; Lite+, an annual subscription with standard CMMS features; Full Scale, a month-to-month SaaS subscription with advanced features that can be cancelled at any time; and a one-time perpetual licence. The company states that there are no start-up fees because implementation services are included, that all plans include unlimited phone and email support, and that departing customers receive a backup of their database. Feature areas include work orders, asset management, inventory, preventive maintenance, reports, requests and mobile access.

FTMaintenance suits organisations that must host maintenance software locally or prefer capital rather than subscription spending. Its limitations are the lack of published prices and a smaller ecosystem than the venture-funded cloud vendors.

Fracttal One is a cloud maintenance and asset-management platform offered in English, French, Portuguese and several regional versions of Spanish, including Spain, Colombia and Mexico. Its product menu covers a CMMS with AI, maintenance automation, operational control and service-level agreements, asset management, work orders, maintenance requests and user management.

Fracttal emphasises AI features: automatic maintenance predictions, an AI chat for support and recommendations, creation of asset records from an image, automatic generation of predictive tasks, recommendations of plans and checklists, data analysis and pattern detection to prevent unexpected failures. Customers quoted on its pricing page include RB Iberia, Iberostar and ISS, with users describing coverage of corrective and predictive maintenance and traceability of maintenance activities.

Prices are not published; buyers request a quote. Fracttal's multilingual product and Iberian and Latin American customer base make it a candidate for organisations operating in Spanish- and Portuguese-speaking markets. Its documented limitation for buyers elsewhere is a smaller English-language presence than the US vendors in this list.