CMMS software helps businesses organize and streamline their maintenance operations. It allows companies to keep track of maintenance schedules, track equipment performance and collect data on maintenance costs.
If you're evaluating CMMS software, it's likely that you have one or more of these common maintenance objectives to achieve:
- Improve maintenance efficiency
- Streamline maintenance schedules and control costs
- Reduce equipment downtime
- Increase equipment reliability and lifetime
- Gain greater visibility and control over maintenance spend
- Understand and optimize maintenance performance and planning
- Comply with industry regulations and standards
Perhaps you're switching CMMS software providers because your current software is outdated, inflexible, lacks essential functionality and scalability, is difficult to use and unintuitive, offers poor support, or lacks integration with other systems.
Either way, there are many CMMS software solutions on the market, leaving you spoilt for choice, but making the evaluation process even harder. We put together a list of the top tools from what we've heard from real users, and also reviews from across the internet.
Top 10 Best CMMS software in 2023
- Facilio
- Smartsheet CMMS
- Fracttal CMMS
- CloudApper CMMS
- Fixd
- Fiix
- Limble CMMS
- eMaint CMMS
- UpKeep
- Hippo CMMS
We've also included evaluation checklists and FAQs to ease your evaluation journey and pick the right maintenance solution for your organization.
CMMS stands for Computerized Maintenance Management System.
CMMS software acts as a maintenance operations control center, providing an organized and efficient way to manage maintenance tasks, inventory, and assets.
It typically includes features for work order management, inventory management, preventive maintenance scheduling, and asset tracking.
The primary goal of CMMS is to optimize maintenance processes and improve overall asset performance, reducing downtime and costs.
Let's dive into the top 10 best CMMS software solutions and what they bring to the table.
1. Facilio
That's us!
Not tooting our own horn by claiming the top position, but Facilio's Connected CMMS is like CMMS with superpowers.
While CMMS is traditionally a system of records, Facilio reimagines the approach to create a system of action.
It extends beyond the capabilities of CMMS/CaFM to become a unified O&M solution suite focused on connecting systems, people and processes through an IoT-based, no-code SaaS platform with workflow management capabilities.
With such a system in place, where each component works in synergy, you are well positioned to move up the O&M ladder to the next step - process optimization and truly achieve connected efficiency.
It creates an environment where each component works in synergy to help you move up the O&M ladder and replace multiple siloed tools with a single comprehensive platform.
Features of Facilio's Connected CMMS, beyond just maintenance and asset management:
- Work order management
- Vendor management
- 360° asset lifecycle management
- Inventory management
- Vendor management
- Field service management
- Modules for helpdesk
- Facility maintenance and inspections
- Tenant and customer experience management
- Compliance and audit tracking
- Workplace management
- Condition-based and predictive maintenance
- Energy and asset performance optimization
Facilio's AI-powered property operations platform enables property owners to aggregate building data, optimize performance and control portfolio operations - all from one platform.
Customers in the commercial office, healthcare, higher education and retail sectors rely on Facilio to reduce operating costs, increase net asset value, and mitigate operating liabilities.
What users like
"Provides an efficient means to display the real-time data important to the situation. In addition, the ability for all users to contribute and collaborate easily really sets this apart."
-Facilio review on GetApp by Chris K
Make your CMMS work for you, not the other way round.
See Facilio in action2. Smartsheet CMMS
Smartsheet integrates with several productivity tools and enterprise applications of record to centralize work throughout the organization on a unified system.
The platform facilitates teamwork and coordination amongst users, both within and outside of the company. Despite having so many advantages, some users have reported and complained that the platform is capable of providing a few formulas only.
This software also provides some more exciting features that enhance its potential as an organizational tool. These functional features include barcode scanning technology, document management facilities, and collaborative approaches.
3. Fracttal CMMS
If your company deals with health care, transport, and food service teams to make the management system smooth and effective, You need to go for Fracttal Mobile CMMS to make the management job easy. The developers have incorporated the latest and most advanced technologies into Fracttal Mobile CMMS to assist companies in managing their personnel and assets.
Fracttal Mobile CMMS offers a sturdy configuration to the management system to help different teams belonging to various sectors like health care, transport, and food service with their asset control and reporting services.
4. CloudApper CMMS
CloudApper CMMS software is a cloud-based application that aims to simplify enterprise asset management, maintenance scheduling, inventory management, work order creation, routing, and reporting. The solution helps employees to work more efficiently and provides real-time visibility into asset status and maintenance plans.
5. Fixd
Fixd is a simple CMMS solution that helps you manage inventories, technician information, and timesheets. It also provides a dedicated mobile application to access work orders in the field.
6. Fiix
It is always beneficial for companies to stay ahead of their repair schedules. It helps to maintain the workflow without causing any unwanted interruptions. If you are looking for a CMMS system that is equipped with this beneficial feature, you should rely on Fiix CMMS.
Many CMMS users also look for artificial intelligence (AI)-supported maintenance tools to experience an advanced and smart management system. Fiix CMMS can be a game changer for them in terms of management.
7. Limble CMMS
Users face a major problem while dealing with a mobile-first CMMS, including repeated interruptions from phone work requests. This plays a major role in slowing down the management and maintenance team's workflow.
However, you can get around this issue if you opt for the mobile-first CMMS called Limble CMMS. The developers have paid special attention here to eliminating the issue of facing frequent interruptions from getting phone work requests while the maintenance team is working. This helps to keep the workflow smooth and fast.
8. eMaint CMMS
eMaint CMMS is a solution for managing work orders, PM schedules, and inventory parts. eMaint provides the ability to reduce downtime, improve reliability, and streamline maintenance processes.
eMaint CMMS provides several features tailored for international operations. eMaint CMMS EAM performs all the standard scheduled maintenance. Besides that, it also manages different asset monitoring and management tasks, stock control, and inventory management.
Suppose you want to impose a unified approach, creating a centralized system to manage thousands of assets. In that case, you can employ internet of things (IoT) connectivity, predictive maintenance, and regulatory compliance solutions. This approach also helps you reduce management costs.
9. UpKeep
UpKeep is a solution that helps maintenance, reliability, and operations teams manage daily tasks related to asset management. It gives maintenance teams a single place to organize inventory, work orders, and budgets while allowing technicians convenient and immediate self-help regardless of their location.
Reliability teams use UpKeep for asset performance management to measure and optimize the long-term efficiency of their assets over the assets’ lifetime. Operations team use real-time performance monitoring to understand critical business metrics through remote condition monitoring using sensors and UpKeep’s Edge platform.
The desktop and mobile tools from UpKeep help organize business processes so everyone understands what needs to be done and when. This will lower expenses and improve the uptime of your assets.
10. Hippo CMMS
With Hippo CMMS software, you can streamline most maintenance operations with request portals, work order management, preventive maintenance capabilities, inventory management, fleet maintenance, mobile work order management, reporting, and extraction tools.
The system enables work order processing, maintenance requests, managing preventive maintenance, and spare parts, and reporting generation by employees at all levels.
Which CMMS should you choose?
Choosing a CMMS software requires careful consideration of several key factors. When evaluating CMMS options, consider the software's features and capabilities, user-friendliness, ability to integrate with other systems, customization options, and mobile access.
Additionally, assess the software's level of training required, data security measures, and customer support options.
It's important to choose a CMMS solution that fits your organization's specific maintenance management needs, so be sure to consider all relevant factors when making your decision.
