The Best CMMS Software for Your Maintenance Operations and Asset Management — 2022

Everything you need to know about Computer Maintenance Management Systems (CMMS) so you can better manage your assets and inventory, improve productivity, and save money

Phil Strazzulla
HR Tech Expert, Harvard MBA, Software Enthusiast
October 10, 2022

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Our Expert Picks: The Best Asset Management/ CMMS Software

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Fiix is affordable, comprehensive, and very user friendly. Its AI powered software CMMS helps you manage work orders, assets, and parts in just a few clicks.
Flexible, mobile-friendly, cost-effective, great customer support – Limble checks nearly all the boxes a business would need for asset management.
Hippo is not only time-saving and cost effective but it's also very powerful and easy to use. Moreover, the company provides a comprehensive customer onboarding so that you can use the software in a way that helps your business long term.
Easy to use and packed with customizations, EZOffice can be used across devices to manage assets on the go. It helps you simplify operational workflows, manage assets across locations, track the complete asset lifestyle, and more.
eMaint was named Gartner Peer Insights Customer Choice' and rightly so. eMaint's CMMS is configurable, scalable, and flexible. It grows as your business expands and you can choose from a range of subscription packages that fit your business needs.
Upkeep is revered by big brands such as Unilever, Royal Dutch Shell, and Marriot, and for all the right reasons. Upkeep can get you a 315% return on investment and given its brilliant features, it can forever transform how maintenance and reliability is reported.

The Best CMMS Software for Your Maintenance Operations and Asset Management — 2022

Everything you need to know about Computer Maintenance Management Systems (CMMS) so you can better manage your assets and inventory, improve productivity, and save money

Phil Strazzulla, HR Tech Expert, Harvard MBA, Software Enthusiast Oct 10, 2022

Companies that manage physical assets — like equipment or vehicles, for example — have to keep track of a lot of information to ensure necessary maintenance, improve uptime, and prevent rising costs. To help streamline this management — which is often referred to as enterprise asset management or EAM— operations teams often turn to CMMS software, which stands for computerized maintenance management system.

Sometimes called work order software or maintenance management software, these solutions allow you to manage all aspects of your asset maintenance in one place, from scheduling and prioritizing work orders, assigning the right technicians, training techs on repairs and proper protocols, analyzing costs associated with uptime and downtime, and more. 

To help you find the right CMMS software for your asset management, we put together this comprehensive guide on common use cases, top software vendors, features and benefits, pricing and ROI, and more. Let’s dive in.

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Our criteria: How we chose the best vendors

We take our research seriously and want to make sure we are presenting our readers with the very best solutions in a given software category.  Here's how we select vendors to be in our buyer guides:

  • Product: We want to have a deep understanding of a vendor's product before recommending it.  This usually means getting a demo by a senior executive (their CEO, head of product, etc), and/or using the product ourselves to make sure it has a solid UI, intuitive workflows, and the features to make it a best in class offering.
  • User feedback: We do our best to understand what users say when they experience this product.  User input allows us to accomplish a more thorough due diligence of products, put new vendors on our radar, and generally make sure we are presenting the right products to our readers.
  • Financial metrics: We are very much finance nerds and so use a product's retention rates, growth, profitability, and scale to understand whether or not it is truly best in class.
  • Best for a use case: Sometimes the best solution is the cheapest, the best tool for international companies, or the best for startups. We try to include a diversity of solutions so that our readers can find the tool that is best for what they need.

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In this guide you'll find

An Intro On CMMS Software

Companies that manage physical assets — like equipment or vehicles, for example — have to keep track of a lot of information to ensure necessary maintenance, improve uptime, and prevent rising costs. To help streamline this management — which is often referred to as enterprise asset management or EAM— operations teams often turn to CMMS software, which stands for computerized maintenance management system.

Sometimes called work order software or maintenance management software, these solutions allow you to manage all aspects of your asset maintenance in one place, from scheduling and prioritizing work orders, assigning the right technicians, training techs on repairs and proper protocols, analyzing costs associated with uptime and downtime, and more. 

To help you find the right CMMS software for your asset management, we put together this comprehensive guide on common use cases, top software vendors, features and benefits, pricing and ROI, and more. Let’s dive in.

Featured in

The Best CMMS Software Programs: Comparing UpKeep, Hippo CMMS, Fiix, Limble CMMS, & More

We track thousands of HR Tech solutions. Here are the best CMMS software programs as of March 2022.

Hippo

Review:

Companies like Emerson and Rolls Royce rely on Hippo for their asset management. Their easy to understand UI is backed by a strong customer service that includes three months of in depth training, for free.

Hippo

Stats:

Hippo

Pricing:

Hippo has 3 plans:

  • Starter: This plan is ideal for small teams and costs $39 per user per month.
  • Plus: This plan is ideal for medium-sized companies and costs $69 per user per month.
  • Pro: This plan is ideal for large teams and costs $99 per user per month.

Best For:

Companies of all sizes looking for a CMMS with vendor management capability.

EZOffice Inventory

Review:

EZ is a great CMMS option for smaller companies all the way up through the largest enterprise customers (they count CNN, Honda and Amazon as customers).  Check out their app store reviews to get a feel for how easy their mobile product is.

EZOffice Inventory

Stats:

EZOffice Inventory

Pricing:

EZOfficeInventory has 4 plans that come with unlimited user seats. For 250 items tracked, these 4 plans cost as follows: 

  • Essential: The Essential plan is ideal for small teams getting started with asset tracking. This plan costs $35 per month when billed annually. 
  • Advanced: The Advanced plan is ideal for growing teams tracking complete asset lifecycles. This plan costs $45 per month when billed annually. 
  • Premium. The Premium plan is ideal for teams collaborating on asset management tasks. This plan costs $50 per month when billed annually. 
  • Enterprise: The Enterprise plan is ideal for enterprises with custom needs & workflows. Contact a sales rep for the pricing of the Enterprise plan.

Best For:

Companies of all sizes looking for an affordable yet comprehensive maintenance management and asset management solution.

eMaint CMMS

Review:

Over 50,000 users rely on eMaint to schedule work orders, keep track of inventory, standardize data, and make sure preventative maintenance actually happens. They also offer a free trial for teams that want to try before they buy.

eMaint CMMS

Stats:

  • eMaint has been in business for over 30 years.
  • eMaint has over 50,000 users worldwide.

eMaint CMMS

Pricing:

  • Team: $33 per user per month.
  • Professional: $85 per user per month.
  • Enterprise: $120 per user per month.

Best For:

Companies of all sizes can use eMaint CMMS.

Limble CMMS

Review:

Spare parts management, custom dashboards, an a robust PM module make Limble a great choice for your CMMS. Their marquee customers include Unilever, Pepsi, and DHL.

Limble CMMS

Stats:

  • Limble CMMS has been used by over 50,000 maintenance professionals around the world.
  • Through Limble CMMS’s mobile app, customers have experienced better organization, communication, accountability, and productivity by up to 30%.
  • Limble CMMS’s Enterprise Asset Management module can be used for anywhere between 10 to 1,000,000 assets.

Limble CMMS

Pricing:

  • Starter: This plan is designed for small companies looking to digitize their processes. This plan costs $40 per user per month when billed annually.
  • Professional: This plan is designed for small to medium size companies that want to better monitor their maintenance KPIs. This plan costs $70 per user per month when billed annually.
  • Business Plus+: This plan is designed for medium size companies looking to automate their processes with automated workflows, advanced inventory. This plan costs $105 per user per month when billed annually.
  • Enterprise: This plan is designed for enterprise teams looking to organize, automate and report on the maintenance operations across their entire organization. This plan costs $185 per user per month when billed annually.

Best For:

Companies of all sizes looking for a scalable CMMS.

Upkeep

Review:

Upkeep is a mobile first CMMS that allows your team to know the real time status of your assets in the field. They are used by over 200,000 maintenance professionals from companies like Yamaha, McDonalds, and Marriott.

Upkeep

Stats:

  • UpKeep was founded in 2015.
  • UpKeep is used by over 200,000 professionals.

Upkeep

Pricing:

  • Community: This plan is free and ideal for businesses to test out the system’s capabilities long-term before making any commitments. 
  • Starter: This plan costs $35 per user per month and is ideal for small businesses that want to streamline work orders, track assets, and move into the digital world. 
  • Professional: This plan costs $60 per user per month and is ideal for medium-sized businesses that want advanced reporting around maintenance activities. 
  • Business Plus: With a minimum of 5 users needed to sign on, this plan costs $100 per user per month and is ideal for businesses that want advanced asset tracking, maintenance scheduling, and reporting with APIs.

Best For:

Companies of all sizes looking for a user-friendly CMMS.

Fiix

Review:

Fiix is a great CMMS platform for companies looking to decrease paperwork, and move to a proactive maintenance strategy vs constantly dealing with broken assets.

Fiix

Stats:

  • 6,284,723 work orders managed by Fiix teams every year
  • 3,499,876 PMs scheduled with Fiix every year
  • 2,000,178 assets are managed by Fiix every day

Fiix

Pricing:

  • Free: With this plan, customers can try a free version of Fiix’s CMMS to create work orders, manage preventive maintenance tasks, build asset hierarchies, and more from their desktop or mobile device.
  • Basic: This plan is ideal for smaller maintenance teams wanting to set up preventive maintenance tasks, create work orders, track maintenance metrics, see inventory levels, and more. The Basic plan is priced at $40 per user per month. Customers on this plan can also enjoy 1 month of usage for free with annual billing.
  • Professional: This plan is a comprehensive maintenance management solution for large teams with features that allow them to manage work across multiple sites, build custom reports, manage inventory, access AI-powered analytics, and more. The Professional plan is priced at $60 per user per month. Customers on this plan can also enjoy 1 month of usage for free with annual billing.
  • Enterprise: A full-featured, customizable maintenance solution with tools for advanced maintenance management, security, regulatory compliance, AI-powered reporting, and more. The pricing of the Enterprise plan is determined upon an evaluation of your company’s size and needs. Contact a Fiix sales representative to learn more.

Best For:

Companies of all sizes looking for an affordable and scalable CMMS solution.

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Next Steps for CMMS Software

As you’re comparing SAAS vendors for your company, don’t forget to think about continuous improvement — specifically, how it might be able to grow with your company as your needs evolve, plus how simple it will be to make changes to things like automations and prioritization workflows. Coolidge mentioned that some things are “set it and forget it” during the implementation process, but you shouldn’t expect a CMMS solution to automate everything. Sure, many offer “all-in-one” solutions, but you’ll still have to continuously work with it to reap the benefits fully and over time.

All in all, computerized maintenance management software will help your maintenance team and/or facility managers do their jobs more efficiently and ensure that all maintenance activities are prioritized the right way -- i.e. so you can save on costs and ultimately increase your margins.

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