The Best CMMS Software in 2026
We researched CMMS software using official vendor websites, including pricing pages, plan tables, and product documentation. Products are ranked on their core maintenance capabilities, value for money, and verified features for preventive maintenance, work orders, spare parts, and technician activity.
Our top picks
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Top ranked
Asset Essentials#1 of 379.2/10A broad CMMS for large asset programs, with pricing handled through sales.
Pricing on request
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Runner-up
MaintainX#2 of 378.8/10A mobile CMMS with a free plan, offline workflows, and broad integrations.
Free plan
-
Top-ranked free plan
Fiix#3 of 378.7/10Fiix combines preventive maintenance, asset controls, inventory, and offline mobile work.
Free plan
Advertiser disclosure: iTechGuides is reader-supported. Vendors can pay for top positions in our rankings and for a place on other products' pages, and we may earn a commission when you click some links. Bought places stand at the number bought; this page and our disclosure say so. Paying vendors may get a fuller, more detailed review from our editors, and that review can change their score. How we rank.
The full ranking 37 tools, best first
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Best forEnterprise asset and facilities programs
A broad CMMS for large asset programs, with pricing handled through sales.
- API access
- Technician time tracking
9.2/10★★★★★Visit Siemens -
Best forTeams needing integrations and mobile workflows
A mobile CMMS with a free plan, offline workflows, and broad integrations.
- API access
- Technician time tracking
8.8/10★★★★☆Visit MaintainX -
Best forMature maintenance teams needing deep controls
Fiix combines preventive maintenance, asset controls, inventory, and offline mobile work.
- API access
- Technician time tracking
8.7/10★★★★☆Visit Fiix -
Best forEnterprises with industrial integrations
A mature CMMS for industrial teams that need offline work and connected operations.
- API access
- Technician time tracking
8.5/10★★★★☆Visit eMaint -
Best forMaintenance teams needing mobile and AI workflows
A mobile CMMS for work orders, preventive maintenance, assets, inventory and AI-assisted workflows.
- API access
- Technician time tracking
8.4/10★★★★☆Visit UpKeep -
Best forOrganizations connecting maintenance across multiple systems
A maintenance platform with broad integrations, offline mobile work, and flexible deployment.
- API access
- Technician time tracking
8.2/10★★★★☆Visit Accruent -
Best forOrganizations needing free CMMS with integrations
A capable free CMMS for facility teams that need mobile access and integrations.
- API access
- Technician time tracking
8.1/10★★★★☆Try Maintenance Care -
Best forFacilities teams needing maps and compliance workflows
A facilities-focused CMMS with mapping, compliance workflows, and native mobile work orders.
- API access
- Technician time tracking
8.0/10★★★★☆Visit FMX -
Best forField-service teams needing contractor workflows
A broad CMMS for field-service teams managing contractors, assets and mobile work.
7.9/10★★★★☆Visit Loc8 -
Best forOrganizations prioritizing open-source and self-hosting
A self-hosted CMMS covering maintenance, inventories, GIS, and BIM.
- API access
7.8/10★★★★☆Visit openMAINT -
Best forOrganizations needing automation and enterprise integrations
A maintenance CMMS with offline mobile work, automation and integrations.
- API access
- Technician time tracking
7.7/10★★★★☆Visit Fracttal One -
Best forSmall businesses needing core CMMS at a low entry price
A free-to-start CMMS with mobile workflows; inventory and timesheets cost extra.
- API access
- Technician time tracking
7.6/10★★★★☆Visit Maintainly -
Best forBudget-conscious teams wanting maximum flexibility
A flexible CMMS with a free plan, paid tiers, native mobile apps, and self-hosting.
- API access
- Technician time tracking
7.5/10★★★★☆Visit Atlas CMMS -
Best forIndustrial teams wanting open-source CMMS value
An open-source CMMS with a two-member free plan and API-based industrial integrations.
- API access
7.4/10★★★★☆Visit SuperCMMS -
Best forTeams wanting AI-assisted preventive maintenance
A broad CMMS with offline mobile workflows and AI-assisted maintenance planning.
- API access
- Technician time tracking
7.3/10★★★★☆Visit Limble -
Best forMaintenance teams needing mobile CMMS and approvals
Cryotos combines mobile maintenance execution, asset records, inventory and workflow controls.
- API access
- Technician time tracking
7.2/10★★★★☆Visit Cryotos -
Best forEstablished manufacturers needing offline enterprise CMMS
A broad manufacturing CMMS with offline mobile support and quote-based pricing.
- API access
- Technician time tracking
7.1/10★★★★☆Visit MPACT CMMS -
Best forReliability teams needing AI and root-cause analysis
A CMMS for reliability work, with offline execution, predictive maintenance, and enterprise integrations.
- API access
7.0/10★★★★☆Visit Dovient -
Best forSmall teams wanting a free path with AI
A CMMS with work orders, preventive maintenance and AI, plus a capped free plan.
- API access
6.9/10★★★☆☆Visit NEXT CMMS -
Best forTeams needing self-hosted industrial maintenance tools
A broad CMMS for teams that need self-hosted maintenance and reliability workflows.
- API access
- Technician time tracking
6.8/10★★★☆☆Visit MaintSmart -
Best forBudget-conscious Windows-oriented maintenance teams
A Windows-oriented CMMS with a free single-user system and separately purchased modules.
- Technician time tracking
6.7/10★★★☆☆Visit MainBoss -
Best forUK teams needing structured maintenance workflows
Structured maintenance workflows, from work orders to offline technician updates.
- API access
- Technician time tracking
6.6/10★★★☆☆Visit Maintain CMMS -
Best forWindows-focused teams needing purchasing depth
A maintenance system with deep purchasing and inventory tools, offered in Windows and browser editions.
- Technician time tracking
6.5/10★★★☆☆Visit FastMaint -
Best forManufacturers needing inventory and purchasing workflows
A maintenance platform connecting equipment, work, spare parts and purchasing workflows.
- Technician time tracking
6.4/10★★★☆☆Visit allMAINT -
Best forComplex maintenance and compliance programs
A web-based CMMS for manufacturers managing complex maintenance and compliance programs.
- Technician time tracking
6.3/10★★★☆☆Contact Synesis -
Best forTeams needing straightforward mobile maintenance
Core maintenance workflows with offline mobile task completion and a $39 technician license.
- API access
- Technician time tracking
6.2/10★★★☆☆Visit MicroMain -
Best forTeams needing simple native-mobile CMMS
A mobile-friendly CMMS covering maintenance workflows, assets, inventory, and labor.
- Technician time tracking
6.1/10★★★☆☆Visit Zoidii -
Best forSmall facilities with specialized inspection needs
A web-based CMMS with core maintenance tools and specialized airport and FDOT workflows.
- Technician time tracking
6.0/10★★★☆☆Visit CMMS Pro -
Best forLarger maintenance teams needing AI and integrations
A broad CMMS with AI and integrations, at a high monthly entry price.
- API access
- Technician time tracking
6.0/10★★★☆☆Visit eWorkOrders -
Best forTeams wanting simple multi-site maintenance workflows
A focused CMMS for teams coordinating maintenance, assets, and parts across sites.
5.9/10★★★☆☆Visit Liquid CMMS -
Best forTeams wanting basic CMMS with IoT monitoring
A focused web-based CMMS with preventive maintenance and IoT alerts.
5.8/10★★★☆☆Visit EZmaintain -
Best forBasic web-based public-works maintenance
A focused web-based CMMS for municipal infrastructure and public-works operations.
5.7/10★★★☆☆Visit WebDPW -
Best forTeams needing tool tracking and IoT-enabled maintenance
A multi-site CMMS linking maintenance workflows, tool control and IoT data.
5.6/10★★★☆☆Visit MaintenUP -
Best forOrganizations needing training and workforce controls
A broad web-based CMMS with training features, priced from $999 per account per year.
- API access
- Technician time tracking
5.5/10★★★☆☆Visit TeamWork CMMS -
Best forEstablished teams needing configurable enterprise CMMS
Configurable maintenance management with mobile workflows and an expensive paid entry tier.
- API access
- Technician time tracking
5.4/10★★★☆☆Visit Azzier -
Best forDesktop teams needing configurable asset workflows
A configurable web CMMS for industrial teams managing assets, inspections, and maintenance.
5.3/10★★★☆☆Visit SquidHub -
Best forSmall teams wanting broad platform coverage
A broad CMMS for work orders, preventive maintenance, assets, and team communication.
- API access
- Technician time tracking
5.2/10★★★☆☆Visit Coast
No tools match those filters.
Compare at a glance
| # | Tool | Free plan | Paid from | Preventive maintenance | Work orders | Spare parts inventory | Mobile access | Score |
|---|---|---|---|---|---|---|---|---|
| 1 | Asset Essentials | Yes | Yes | Yes | Native | 9.2 | ||
| 2 | MaintainX | Yes | $20/user/mo | Yes | Yes | Yes | Native | 8.8 |
| 3 | Fiix | Yes | Yes | Yes | Yes | Native | 8.7 | |
| 4 | eMaint CMMS | No | Yes | Yes | Yes | Native | 8.5 | |
| 5 | UpKeep | No | $24/user/mo | Yes | Yes | Yes | Native | 8.4 |
| 6 | Maintenance Connection | No | Yes | Yes | Yes | Native | 8.2 | |
| 7 | Maintenance Care | Yes | Yes | Yes | Yes | Native | 8.1 | |
| 8 | FMX | No | Yes | Yes | Yes | Native | 8.0 | |
| 9 | Loc8 | No | 7.9 | |||||
| 10 | openMAINT | Free | Yes | Yes | Native | 7.8 | ||
| 11 | Fracttal One | Yes | Yes | Yes | Yes | Native | 7.7 | |
| 12 | Maintainly | Yes | $12/user/mo | Yes | Yes | Yes | Native | 7.6 |
| 13 | Atlas CMMS | Yes | $10/user/mo | Yes | Yes | Yes | Native | 7.5 |
| 14 | SuperCMMS | Yes | $15/user/mo | Yes | Yes | Yes | Native | 7.4 |
| 15 | Limble CMMS | No | Yes | Yes | Yes | Native | 7.3 | |
| 16 | Cryotos | No | $320/user/yr | Yes | Yes | Yes | Native | 7.2 |
| 17 | MPACT CMMS | Yes | Yes | Yes | Native | 7.1 | ||
| 18 | Dovient Maintenance & Reliability | No | $29/seat/mo | Yes | Yes | Yes | Native | 7.0 |
| 19 | NEXT CMMS | Yes | $49/mo | Yes | Yes | Yes | Web | 6.9 |
| 20 | MaintSmart | No | Yes | Yes | Yes | Native | 6.8 | |
| 21 | MainBoss | Yes | Yes | Yes | Yes | Web | 6.7 | |
| 22 | Maintain CMMS | No | £49/mo | Yes | Yes | Yes | Web | 6.6 |
| 23 | FastMaint CMMS | No | $100/mo | Yes | Yes | Yes | Web | 6.5 |
| 24 | allMAINT | No | Yes | Yes | Yes | Native | 6.4 | |
| 25 | Synesis CMMS | Yes | Yes | Yes | Web | 6.3 | ||
| 26 | MicroMain Maintenance | No | Yes | Yes | Yes | Native | 6.2 | |
| 27 | Zoidii | No | Yes | Yes | Yes | Native | 6.1 | |
| 28 | CMMS Pro | No | $45/seat/mo | Yes | Yes | Yes | Web | 6.0 |
| 29 | eWorkOrders | No | $45/user/mo | Yes | Yes | Yes | Native | 6.0 |
| 30 | Liquid CMMS | No | Yes | Yes | Yes | Web | 5.9 | |
| 31 | EZmaintain | No | Yes | Yes | Yes | Web | 5.8 | |
| 32 | WebDPW | 5.7 | ||||||
| 33 | MaintenUP | No | Yes | Yes | Yes | Native | 5.6 | |
| 34 | TeamWork CMMS | No | $999/user/yr | Yes | Yes | Yes | Web | 5.5 |
| 35 | Azzier CMMS | Yes | Yes | Yes | Yes | Native | 5.4 | |
| 36 | SquidHub | No | 5.3 | |||||
| 37 | Coast | Yes | Yes | Yes | Yes | Native | 5.2 |
Head-to-head All 27 comparisons →
- Asset Essentials vs MaintainX
- Asset Essentials vs Fiix
- Asset Essentials vs eMaint CMMS
- Asset Essentials vs UpKeep
- Asset Essentials vs Maintenance Connection
- Asset Essentials vs Maintenance Care
- Asset Essentials vs FMX
- MaintainX vs Fiix
- MaintainX vs eMaint CMMS
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How we rank CMMS software
Every tool on this page was researched by iTechGuides Editors from its official website — pricing pages, plan tables and product documentation. We rank on how well each one does this category's core job, what the free or entry plan includes, and where it falls short. Where we have enough verified facts, the score out of 10 is a rubric — job fit, value and how much we could verify — shown with its breakdown on every tool's page; a tool we have not verified enough to score yet shows its rank without a number. Scores are re-checked when a product changes its plans. Read the full editorial policy, or submit a tool we missed.
Reviewed by iTechGuides Editors · Editorial team · Updated Oct 2026
Last updated · How we research and update