How we make this list: we compare pricing pages, product documentation and public user reviews. Rankite is independent; if a vendor ever pays for a featured spot, that listing is clearly labeled Partner.
Key takeaways
- Small maintenance teams should shortlist MaintainX (free Basic; Essential $20/user/month), Fiix (free; Basic $45/user/month) and Limble CMMS (free; Standard $28/user/month).
- UpKeep (Essential $24/user/month) is the compliance-first pick for regulated plants; Hippo CMMS (Starter $35/user/month) is the simple, customizable alternative.
- eMaint (Team $69/user/month) and FMX (quote-based, ~$3,000/year reported) serve larger or more specialized operations; ServiceChannel (quote-based) is for multi-location enterprise portfolios.
- eWorkOrders (Starter $380/month flat, unlimited users) breaks the per-user model: it wins on cost once you pass about 10 technicians.
- The per-user pricing that looks cheap at 5 seats gets expensive at 50: always price your actual headcount, not the entry tier.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 MaintainX | Mobile-first teams that want to start free | $0 (Basic free; Essential $20/user/month billed annually) | Yes (Basic: unlimited work orders, free requesters) |
 Fiix | Manufacturing teams that want a free start with room to grow | $0 (Free; Basic $45/user/month) | Yes (work orders, 25 active PMs, asset management) |
 Limble CMMS | SMBs that want usability and great support | $0 (Free; Standard $28/user/month) | Yes (core CMMS, limited users) |
 UpKeep | Compliance-driven maintenance operations | $24/user/month (Essential) | Free trial (7 days) |
 Hippo CMMS | Teams wanting a simple, customizable CMMS | $35/user/month (Starter) | Free trial |
 eMaint | Regulated multi-site operations needing configurability | $69/user/month (Team) | Free trial |
 eWorkOrders | Growing teams that want flat, unlimited-user pricing | $380/month (Starter, unlimited users) | Free trial |
 FMX | Schools and single-site facilities wanting simplicity | See website (quote-based; ~$3,000/year reported) | Free trial (14 days) |
 ServiceChannel | Enterprise brands managing hundreds of locations | See website (quote-based) | No |
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The top facilities management software
The maintenance world still runs on clipboards, spreadsheets and the technician who "just knows" when the compressor sounds wrong. Facilities management software replaces that with work orders on a phone, preventive maintenance that triggers itself, and an asset history that survives staff turnover. The nine platforms below are mostly CMMS (computerized maintenance management systems) with CAFM (computer-aided facilities management) features: work orders, PM scheduling, asset tracking, inventory and reporting. They differ in who they are built for, from a five-person shop to a thousand-location portfolio.
Starting price$0 (Basic free; Essential $20/user/month billed annually)
Free planYes (Basic: unlimited work orders, free requesters)
MaintainX was designed phone-first, and it shows: technicians open work orders, message planners, capture photos and close jobs without leaving the shop floor. Basic is free with unlimited work orders and free requester accounts. Essential at $20 per user per month billed annually ($25 monthly) adds unlimited repeating work orders and meter-based PMs. Premium at $65 adds parts inventory, purchasing, API access and advanced analytics. Enterprise is custom.
The adoption story is the selling point: teams moving off paper or spreadsheets are productive in days, and the free tier means you can prove it before spending anything. The cost story needs the same honesty at the other end: per-user pricing at $65 a head adds up brutally for large frontline teams, so price your real headcount at the tier you will actually need. For small to mid-size teams that live on mobile, MaintainX is the easiest yes in this list.
What we like- Best mobile experience in the category
- Genuinely useful free tier
- Transparent published pricing with a clean upgrade path
Watch out for- Per-user pricing compounds fast at scale (50 Premium users is ~$39,000/year)
- Advanced reporting and multi-site tools need Premium or Enterprise
Starting price$0 (Free; Basic $45/user/month)
Free planYes (work orders, 25 active PMs, asset management)
Fiix, now part of Rockwell Automation, is the process-driven pick. The free plan is unusually capable: work orders, asset management, downtime tracking, inventory, the mobile app, and meter readings that can trigger PMs from day one. Basic at $45 per user per month adds unlimited PMs and metrics; Professional at $75 adds multi-site management, AI insights and purchasing; Enterprise is quoted.
The Rockwell connection matters in manufacturing: integrations with the wider Rockwell ecosystem and credibility with plant leadership. The honest limitation is the ceiling: reviewers note reporting customization is limited, vendor management is weak, and the features growing teams want (condition-based triggers, ERP integrations, SSO) sit on Enterprise. For a plant that wants structured maintenance with a free on-ramp and a clear path upward, Fiix fits. For enterprise multi-site FM, look at eMaint or ServiceChannel.
What we like- Free plan includes meter readings and QR scanning
- Strong PM scheduling
- Rockwell Automation backing adds manufacturing credibility
Watch out for- First paid tier ($45) is more than double MaintainX's
- ERP and API integrations need Enterprise
- Reporting customization is limited
Starting price$0 (Free; Standard $28/user/month)
Free planYes (core CMMS, limited users)
Limble wins on the experience of using it. The interface is clean, the mobile app works offline, and support quality is the most consistent differentiator in its reviews: 24/7 US-based chat, email and phone on paid tiers, with proactive customer success. Standard at $28 per user per month covers work orders, PM scheduling, asset tracking and mobile; Premium+ at $69 adds advanced reporting, custom dashboards, purchasing and a dedicated success manager; Enterprise is custom. A 14-day trial is available.
The vendor portal is the quiet standout: manage outside contractors in the same system, which most SMB CMMS platforms do not offer at this price. The ceiling is real, though: no drag-and-drop workflow automation, limited reporting depth and no occupant portal, which is why growing multi-site operators eventually graduate. For a single-site or small multi-site operation that wants the team to actually use the software, Limble is the safest bet.
What we like- Highest usability ratings in the category
- Vendor portal included at SMB prices
- 24/7 US-based support praised across review sites
Watch out for- SMB-first architecture hits a ceiling past ~20 sites
- API access and advanced reporting need Premium+ ($69)
- Per-user pricing compounds at scale
Starting price$24/user/month (Essential)
Free planFree trial (7 days)
UpKeep is built for plants where the audit matters as much as the wrench. Essential at $24 per user per month includes unlimited work orders, asset management and the Nova AI agent. Premium at $55 adds PM scheduling, custom checklists, parts inventory with costing, and time tracking. Professional and Enterprise are custom-quoted with offline mode, request portals and multi-site management. Every plan carries a 7-day free trial.
The compliance orientation is the differentiator: detailed safety checklists, document attachments on work orders, certification tracking and audit-ready reporting are native, not add-ons. For FDA, FSMA, OSHA or ISO-audited facilities, that discipline is worth the premium over MaintainX. The trade-off is the floor: no free tier, and the features most teams consider core (PM scheduling, inventory) start at $55 a head. Price a 25-person team at $16,500 a year on Premium before you fall for the $24 headline.
What we like- Compliance-first feature set: safety checklists, certification tracking, audit-ready reporting
- AI-assisted mobile interface
- Strong in regulated industries
Watch out for- No free plan (7-day trial only)
- PM scheduling and inventory need Premium ($55)
- Mobile app needs steady connectivity
Starting price$35/user/month (Starter)
Free planFree trial
Hippo CMMS (now part of Eptura) is the simplicity pick with customization underneath. Starter at $35 per user per month, Plus at $55 and Pro at $75, with pricing by user count (requesters are free) and a free trial available. The interface is consistently praised as intuitive: technicians find features without training, and managers get calendar views, equipment location tracking and work order drill-downs that suit facility operations.
The honest read is that Hippo is deep in a narrow lane rather than broad. It does work orders, PMs, asset tracking and reporting well, with customization that reviewers like, but it lacks the inventory depth of UpKeep and the mobile polish of MaintainX. The reported $600 single-user setup fee is worth confirming on the quote. For education, healthcare, hospitality and municipal facilities that want straightforward maintenance management without enterprise complexity, Hippo is a comfortable fit.
What we like- Clean, easy-to-learn interface with minimal training needed
- Customizable views and fields
- Strong customer support ratings
Watch out for- No free plan
- $600 single-user setup fee reported
- Equipment location tracking and calendar views are the depth, not breadth
#6
eMaint
Best for: Regulated multi-site operations needing configurability
Visit emaint.com
Starting price$69/user/month (Team)
Free planFree trial
eMaint, a Fluke company since 2016, is the configurability pick. Team at $69 per user per month, Professional at $85 and Enterprise at $120, all quote-based with a free trial. The platform emphasizes global multi-site management, configurable workflows, audit trails, e-signatures and ERP integrations, with condition-based maintenance tied to Fluke sensors and SCADA/PLC data. It runs in the cloud or on-premises.
This is the tool for maintenance organizations where compliance and configuration are non-negotiable: the audit trail, the e-signatures, the condition-based triggers. The price reflects it: $69 a head is triple MaintainX's entry, and implementation is a project, not a signup. For a single-site team, it is overkill. For a regulated multi-site operation that has outgrown Fiix or Limble, eMaint is the natural next step before the true enterprise tier.
What we like- Extremely configurable workflows, forms and reports
- Strong in regulated industries with audit trails and e-signatures
- Fluke sensor and condition-monitoring integrations
Watch out for- Highest entry price on this list
- No free plan
- Implementation is heavier than the SMB tools
Starting price$380/month (Starter, unlimited users)
Free planFree trial
eWorkOrders is the pricing rebel: Starter at $380 a month and Advanced at $480 a month both include unlimited users. The math flips the category on its head: at 25 users, Advanced costs $480 a month where UpKeep Premium costs $1,375. The feature set is complete (work orders, PMs, asset tracking, inventory, mobile with barcode scanning on Advanced), onboarding is guided with data migration included, and it carries the top verified ratings in the category on both G2 and Capterra.
The catch is the floor: $380 a month is a lot for a tiny team that could start free on MaintainX or Fiix. And the interface is functional rather than beautiful. But for a growing operation adding technicians every quarter, flat pricing is the only model where the software bill does not grow with the headcount. If your team is expanding, price eWorkOrders against the per-user tools at your 18-month headcount, not today's.
What we like- Flat pricing with unlimited users breaks the per-user cost curve
- Guided onboarding and data migration included on every plan
- Top verified ratings on G2 and Capterra
Watch out for- $380/month floor is steep for a 3-person shop
- Less modern interface than MaintainX or Limble
- Enterprise tier switches back to per-user pricing
#8
FMX
Best for: Schools and single-site facilities wanting simplicity
Visit gofmx.com
Starting priceSee website (quote-based; ~$3,000/year reported)
Free planFree trial (14 days)
FMX is the calendar company: work orders, maintenance, scheduling and inventory all flow through one color-coded calendar that non-technical staff learn in minutes. Pricing is quote-based (reported around $3,000 a year), scaled by managing users and modules, with enrollment-based pricing for public K-12 schools. Requesting users are unlimited and free, and a 14-day trial is available.
The fit is specific: schools, churches, municipalities and single-site facilities where the maintenance requesters outnumber the technicians and simplicity beats depth. The limitations are equally specific: no real mobile app, no real-time reporting, rigid workflows and thin automation. Multi-site portfolios and operations that need asset lifecycle depth should look elsewhere. For a school district that needs staff to submit requests without training, FMX is purpose-built.
What we like- Calendar-first interface anyone can learn
- Strong in education with enrollment-based pricing for public schools
- Unlimited requesting users at no extra cost
Watch out for- Quote-only pricing with no public tiers
- No dedicated mobile app (mobile web only)
- Reporting and automation are thin
Starting priceSee website (quote-based)
Free planNo
ServiceChannel is the enterprise end of the spectrum: facilities management for brands with hundreds or thousands of locations, built around contractor dispatch, work order management across the portfolio, invoice validation and location-level analytics. Pricing is quote-based and enterprise-scale; there is no trial or free tier.
Nothing about this tool is for a single facility. The buyer is a VP of facilities at a retail, restaurant or healthcare chain who needs one system to manage contractors, spend and compliance across the portfolio. If that is you, ServiceChannel belongs on the shortlist alongside Facilio and Eptura. If you run fewer than 20 locations, every other tool on this list will serve you better at a tenth of the cost and a tenth of the implementation effort.
What we like- Built for multi-location portfolios with contractor management and invoice processing
- Strong analytics across locations
- Deep bench of enterprise retail and restaurant customers
Watch out for- Quote-only enterprise pricing
- Implementation is a major project
- Far too much tool for single-site operations
How we chose
We weighted the economics first, because per-user pricing makes the sticker price misleading. We read each vendor's pricing page and plan documentation, third-party pricing analyses updated through 2026, G2, Capterra and TrustRadius reviews from facilities and maintenance teams, and practitioner comparisons of the leading CMMS platforms. We favored tools with live products and verifiable pricing, included the quote-based enterprise options because that is where large portfolios buy, and said so plainly where pricing could not be verified. Every figure above was current in October 2026; confirm the live pricing page before budgeting.
Per-user versus flat: the math that decides this purchase
Almost every tool here charges per user per month, and almost every buyer underestimates what that means at scale. Run the numbers at three headcounts: today, in 18 months, and at full adoption (because the technicians who were "going to get logins later" always do). MaintainX Essential at $20 looks cheap until 40 technicians make it $800 a month; Premium at $65 makes the same team $2,600 a month, $31,200 a year. That is when eWorkOrders' $380 flat starts looking like a bargain and when Fiix's $45 Basic starts hurting. Two more rules: count requesters separately (most tools make them free, which is a real saving), and check what the tier you need actually includes, because PM scheduling, inventory and API access are routinely gated one or two tiers above the entry price. The cheapest tool at 5 users is rarely the cheapest at 50. Price the headcount you will have, not the headcount you have.
CMMS versus CAFM: which one are you actually buying?
The terms get used interchangeably and they should not be. CMMS (computerized maintenance management system) manages maintenance: work orders, preventive maintenance, assets, technicians, parts. That is MaintainX, Fiix, Limble, UpKeep, Hippo and eMaint. CAFM (computer-aided facilities management) manages the facility: space planning, room scheduling, lease management, move management, occupant services. That is FMX's scheduling side, Eptura, Facilio and ServiceChannel's portfolio features. Most buyers need CMMS first: the work orders and PMs are the daily pain. CAFM enters when you manage space and occupants at scale (campuses, portfolios, hybrid workplaces). If a vendor's demo leads with floor plans and room booking, you are looking at CAFM; if it leads with work orders and PM schedules, it is CMMS. Buy the one that matches the pain, and be suspicious of any tool that claims to do both equally well at a small-business price.
Frequently asked questions
What is the best facilities management software for a small business?
MaintainX (free Basic; Essential $20/user/month) is the best start for most small teams thanks to its mobile experience and free tier. Fiix (free; Basic $45) suits manufacturing, and Limble CMMS (free; Standard $28) suits teams that prioritize usability and support. All three let you start free and upgrade as you grow.
How much does facilities management software cost?
Per-user CMMS pricing runs $20 to $75 per user per month at the common tiers (MaintainX $20-$65, UpKeep $24-$75, Limble $28-$69, Fiix $45-$75, Hippo $35-$75, eMaint $69-$120). Flat-fee options exist: eWorkOrders at $380-$480 a month with unlimited users. Enterprise platforms (ServiceChannel, FMX) are quote-based. Implementation and onboarding can add $500 to $5,000+.
Is there free facilities management software?
Yes. MaintainX, Fiix and Limble all offer permanently free tiers covering core work orders and asset tracking, which is enough to digitize a small operation. UpKeep, Hippo and eMaint offer free trials but no free plans. The free tiers work for getting started; preventive maintenance scheduling, inventory and reporting usually need a paid tier.
What is the difference between CMMS and CAFM?
CMMS manages maintenance work: work orders, preventive maintenance schedules, assets, technicians and spare parts. CAFM manages the facility itself: space planning, room scheduling, leases, moves and occupant services. Small operations usually need CMMS; campuses and multi-location portfolios add CAFM features.
Which CMMS is best for manufacturing?
Fiix (Rockwell Automation backing, strong PM scheduling, free tier) and UpKeep (compliance-first, audit-ready reporting) are the strongest manufacturing picks. MaintainX fits plants where the mobile experience drives adoption. Regulated plants (FDA, ISO) should lean toward UpKeep or eMaint for their audit trails.
Should I choose per-user or flat-fee pricing?
Choose per-user pricing when your technician headcount is small and stable (under ~10 users): the entry tiers are cheap. Choose flat-fee pricing (eWorkOrders $380-$480/month unlimited users) when the team is growing: the bill stays fixed while per-user tools compound. Always model the cost at your 18-month headcount before deciding.
Sources we checked (20)
- https://reliamag.com/cmms/upkeep-vs-maintainx/
- https://facilio.com/blog/maintainx-cmms-review/
- https://www.g2.com/products/maintainx/pricing
- https://www.saasworthy.com/product/getmaintainx
- https://fieldservicesoftware.io/comparisons/fiix-vs-maintainx/
- https://www.g2.com/products/fiix-cmms/pricing
- https://facilio.com/blog/best-cmms-software/
- https://facilio.com/blog/limble-cmms-review/
- https://www.saasworthy.com/product/limble-cmms
- https://eworkorders.com/eworkorders-vs-limble-cmms/
- https://softwarefinder.com/cmms/upkeep
- https://facilio.com/blog/upkeep-pricing/
- http://eworkorders.com/eworkorders-vs-upkeep/
- https://www.trustradius.com/products/hippo-cmms/pricing
- https://www.trustradius.com/compare-products/emaint-vs-hippo-cmms
- https://www.softwareworld.co/software/emaint-cmms-reviews/
- https://facilio.com/blog/fmx-alternative/
- https://softwareconnect.com/roundups/best-school-facilities-management-software/
- https://www.selecthub.com/facility-management-software/fmx-vs-famis-360/
- https://www.trustradius.com/compare-products/hippo-cmms-vs-servicechannel
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Shihab Mia · Founder, Rankite
Shihab has spent more than a decade helping SaaS and e-commerce brands grow through search. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.