10 Best CAFM Software (2026)

Comparison table

1. Infraspeak

Best for FM teams managing multiple sites and external contractors in one connected platform.

Best for: Multi-site facilities teams that need real-time visibility across assets, work orders, and service providers.

Standout feature: Infraspeak Network™ — a shared workspace that connects internal teams, external contractors, and building users under one roof.

Infraspeak is a CAFM and intelligent maintenance management platform built for facilities teams that need end-to-end control without switching between tools. Trusted by 900+ organisations including Primark, Teleperformance, and Siemens, it manages over 5.53 million assets daily.

The platform brings together work order management, preventive maintenance, asset tracking, compliance, procurement, and analytics under one interface. Its Gear AI module automates repetitive admin tasks, detects anomalies, and generates smart suggestions - reducing MTTR by up to 83% according to Infraspeak's published outcomes.

What sets Infraspeak apart is collaboration. The Infraspeak Network™ connects all FM stakeholders - internal technicians, external service providers, and building users - in one shared workspace. This removes the silos and communication delays that hold most FM teams back.

Key features

• Work order creation, assignment, and real-time tracking with live status updates

• Preventive maintenance scheduling with automated recurring tasks and inspection checklists

• Asset management across the full lifecycle, including IoT sensor integrations

• Infraspeak Network™ for end-to-end contractor and supplier collaboration

• Gear AI automations, anomaly detection, and intelligent workflow suggestions

• Analytics dashboards and custom KPI reports for compliance and performance tracking

• 100+ integrations including ERP, BMS, Xero, SAP, and Zendesk

"We reduced MTTR by 50% and saved 8 hours a week on admin." - Pedro Ribeiro, CEO, AvacPiquet

2. MaintainX

Best for industrial and frontline maintenance teams scaling from a single site to enterprise.

Best for: Industrial and manufacturing teams that need a mobile-first CMMS with strong asset management and AI-powered reporting.

Standout feature: AI-powered time estimation and IoT sensor integration that feeds directly into work order management.

MaintainX is a maintenance and asset management platform used by over 9,000 companies worldwide. It combines work orders, preventive maintenance, parts inventory, and real-time reporting in one mobile-first interface.

The platform is built for frontline teams. Technicians can raise, update, and close work orders from their phones, with or without an internet connection. Its AI features include anomaly detection, smart time estimates, and automated reporting.

MaintainX integrates with SAP, IoT platforms, and ERP systems, making it a strong choice for industrial operations that need CAFM capability without enterprise complexity.

Key features

• Work order creation and tracking with required fields for data quality

• Preventive and predictive maintenance scheduling with usage and meter-based triggers

• Parts inventory management with automated reorder and purchase orders

• AI-powered time estimation and anomaly detection

• Multi-site management with centralised dashboards across all locations

• Offline mobile access that syncs automatically on reconnection

• Integrations with SAP, IoT platforms, and enterprise ERP systems

3. Limble CMMS

Best for teams transitioning from spreadsheets to a structured CMMS with fast implementation.

Best for: Maintenance and facilities teams at mid-sized businesses that want a structured CMMS without a steep learning curve.

Standout feature: Highly rated 24/7 support team and 14-day free trial with access to all core features across multiple users.

Limble CMMS is one of the highest-rated CMMS platforms on Capterra, scoring 4.8/5 across 737 reviews. It is known for its clean interface, fast onboarding, and comprehensive feature set for preventive maintenance, work orders, and asset tracking.

The platform supports unlimited assets and work orders across all plans, and offers offline mobile access on higher tiers. It suits teams managing plant equipment, facilities infrastructure, and multi-site operations.

Limble's Standard plan starts at $28/user/month and provides a solid entry point for teams moving away from spreadsheets or legacy CMMS systems.

Key features

• Preventive maintenance templates with conditional logic and threshold-based triggers

• Asset management with full maintenance history and lifecycle tracking

• Parts inventory with automated reorder thresholds and purchase orders

• Custom dashboards, real-time KPI reporting, and exportable data

• Offline mobile access for field technicians (higher plans)

• 24/7 US-based support via chat, email, and phone

• Integrations with ERP systems, calendar tools, and SSO providers

4. UpKeep

Best for single-site or small multi-site teams needing a mobile-first work order experience.

Best for: Small to mid-sized facilities teams that prioritise mobile access, fast work order creation, and ease of onboarding.

Standout feature: Mobile-first interface that lets technicians create, assign, and close work orders in under a minute from any device.

UpKeep is a mobile-first maintenance management platform with over 1,300 reviews on Capterra averaging 4.6/5. It is best known for its ease of use and fast time to value, particularly for teams managing a single facility or a small number of sites.

The core work order module is strong, with fast task creation, real-time push notifications, and photo attachment support. Preventive maintenance scheduling and asset tracking are available, though some advanced features - including full offline mode and custom analytics - require higher-tier plans.

UpKeep suits teams that want a structured CMMS without the complexity of enterprise platforms. Per-user pricing scales quickly for larger teams, so it's worth reviewing total cost at volume.

Key features

• Fast work order creation, assignment, and real-time tracking via mobile app

• Preventive maintenance scheduling (PM tier and above)

• Asset tracking with maintenance history and downtime recording

• Inventory management with parts tracking and purchase orders

• Offline mode for field technicians on Professional and Enterprise plans

• Analytics and custom dashboards on higher plans

• Integrations with IoT sensors, ERP systems, and accounting tools

5. Facilio

Best for multi-building enterprise portfolios with IoT infrastructure and sustainability requirements.

Best for: Enterprise facilities teams managing large portfolios where energy management, IoT, and smart building data need to connect to CAFM workflows.

Standout feature: IoT-native connected CAFM that links live sensor data, energy monitoring, and asset performance into a single operational view.

Facilio positions itself as a "Connected CAFM" - a platform that bridges maintenance workflows, smart building sensors, and energy management in one system. It is well suited to organisations managing large property portfolios where data from BMS, IoT devices, and maintenance systems currently live in different places.

The platform offers work order management, preventive maintenance, vendor management, compliance tracking, and detailed analytics dashboards. Its IoT integrations allow live building data to trigger maintenance tasks automatically.

Facilio is rated 4.0/5 on Capterra from 25 reviews. Pricing starts from $10,000 per year according to Capterra listings. It is best positioned for enterprise buyers with existing smart building infrastructure who need CAFM capability on top.

Key features

• IoT sensor integrations for real-time asset and building performance monitoring

• Work order management with automated routing and escalations

• Energy consumption tracking and sustainability reporting

• Preventive maintenance scheduling with asset-linked service history

• Multi-site portfolio management with centralised dashboards

• Low-code workflow configuration and custom app development via Facilio Hub

• Integrations with BMS, ERP, and workplace systems

6. Planon

Best for large enterprises managing complex property portfolios with real estate and lease obligations.

Best for: Large enterprises and corporate real estate teams that need IWMS capability covering space planning, lease administration, and facility maintenance in one system.

Standout feature: Integrated Workplace Management System (IWMS) with native CAD/BIM support and pre-configured Accelerator workflows built to industry best practice.

Planon is an enterprise IWMS platform with over 35 years in the facilities and real estate management market. It covers space planning, preventive maintenance, asset tracking, lease administration, and sustainability management in a modular system.

The platform is highly configurable and scalable across global portfolios. Its Accelerator approach ships pre-built processes and workflows to speed up deployment. That said, significant configuration typically requires Planon-certified consultant support, which adds cost.

Planon is rated 4.4/5 on Capterra from a small number of enterprise reviews. Pricing is custom and typically targets large organisations. It is not suited to mid-market teams looking for a quick deployment.

Key features

• Space and occupancy management with CAD/BIM floor plan integration

• Preventive maintenance and reactive work order management

• Real estate portfolio management and lease administration

• Sustainability reporting with energy consumption and carbon tracking

• IoT integrations for smart building data

• Pre-configured Accelerator workflows based on industry best practice

• Modular deployment across IWMS, asset management, and facility services

7. Trackplan

Best for small to mid-sized facilities teams that want an affordable, easy-to-deploy CAFM with all core features included.

Best for: Smaller FM teams, multi-site SMBs, and organisations that want full CAFM functionality without enterprise pricing or complex implementation.

Standout feature: Jobs-based pricing model that charges by volume of work orders per year rather than per user - removing the seat licence cost as teams grow.

Trackplan is a cloud-based CAFM that consistently scores 4.8/5 on Capterra. It covers reactive maintenance, planned maintenance, asset management, compliance tracking, and document management in a single, browser-based platform.

Its pricing model stands out: Trackplan charges by the number of jobs per year rather than per user, which can represent significant cost savings for teams with many users but predictable job volumes.

Trackplan is particularly well regarded for customer support and responsiveness. It includes QR code scanning for reactive requests, multi-language support, and easy data migration from existing systems.

Key features

• Reactive and planned maintenance management with calendar scheduling

• Asset management with full service history and document attachments

• QR code scanning for instant reactive maintenance requests

• Compliance management with expiry date tracking and audit trails

• Multi-site management with user-based access controls

• Jobs-based pricing with all core features included in every plan

• Mobile app for iOS and Android

8. CAFM Explorer

Best for UK facilities teams looking for a well-established, UK-built CAFM with strong helpdesk and space planning.

Best for: UK-based FM teams that need a feature-rich CAFM with helpdesk functionality, AutoCAD space planning integration, and flexible deployment options.

Standout feature: AutoCAD-linked space planning module and a live CAFM Today dashboard that can be displayed on a screen in your FM operations centre.

CAFM Explorer is a UK-developed CAFM solution with decades of deployment in public sector, higher education, healthcare, and commercial facilities. It covers helpdesk, planned maintenance, asset management, room booking, space planning, and cost control.

The system is available on desktop, web, and mobile and integrates with AutoCAD for space planning. Its helpdesk module is particularly well regarded for managing and tracking reactive requests across multiple buildings and sites.

CAFM Explorer does not publish public pricing. Deployment can be on-premise or via the web. It suits UK organisations that need a mature, configurable CAFM with strong local support.

Key features

• Helpdesk and reactive maintenance management with detailed job tracking

• Planned preventive maintenance scheduling and management

• Asset management with full service and inspection history

• Space planning with AutoCAD integration for floor plan visualisation

• Room booking and resource management

• Live CAFM Today dashboard for real-time operational overview

• Web, mobile, and desktop deployment options

9. Spacewell

Best for facilities teams that want maintenance workflows connected to live building and energy data.

Best for: FM and real estate teams managing smart buildings or large campuses where operational efficiency and sustainability are tightly linked.

Standout feature: Smart building sensor integration that links occupancy data, energy consumption, and equipment performance directly into maintenance planning.

Spacewell is a facility and workplace management platform that combines traditional CAFM workflows with smart building monitoring. It is particularly suited to organisations where building performance data - occupancy, energy use, equipment health - needs to feed directly into maintenance and facilities decisions.

The platform covers maintenance planning, work order management, space management, and sustainability reporting, with sensor integrations that bring live building data into a single dashboard.

Spacewell does not publish pricing. The Einpix comparison guide cites a starting price of approximately €3,500 per year via third-party sources, though vendors recommend direct contact for accurate pricing.

Key features

• Smart building sensor integrations for real-time facility performance monitoring

• Energy consumption tracking with sustainability and carbon reporting

• Maintenance planning linked to live asset performance data

• Space planning and occupancy visibility across multiple buildings

• Work order and service request management

• Multi-site portfolio management with centralised dashboards

• Integration with BMS, IoT platforms, and ERP systems

10. FM:Systems

Best for enterprise organisations focused on space optimisation, real estate portfolio management, and hybrid workplace planning.

Best for: Corporate real estate and workplace teams in large enterprises that need strong space management, CAD/BIM integration, and employee experience features.

Standout feature: Integrated IWMS suite combining space planning, desk reservation, capital planning, and asset management with AI-driven analytics.

FM:Systems offers a comprehensive IWMS suite aimed at enterprise organisations managing large, complex property portfolios. Its FMS:Facilities module covers space management, asset tracking, and preventive maintenance, while FMS:Workplace handles desk booking and employee experience features.

The platform includes CAD/BIM integration for space visualisation, advanced analytics, and integrations with HR, ERP, and IoT systems. It also includes sustainability and carbon tracking capabilities.

FM:Systems pricing is custom and enterprise-grade. It is a well-established option for organisations where space planning and portfolio optimisation are as important as day-to-day maintenance management.

Key features

• Space and occupancy management with advanced CAD/BIM integration

• Asset tracking and preventive maintenance management

• Desk and room reservation for hybrid workplace management

• Real estate portfolio management and capital planning

• AI-driven analytics and predictive maintenance capabilities

• Sustainability and energy management reporting

• ERP, HR, and IoT system integrations

How to choose the right CAFM software

Do you need a full CAFM platform or a focused CMMS?

CAFM software typically covers more ground than a CMMS - adding space management, compliance tracking, supplier management, and building management integration on top of basic maintenance. If your primary need is work order and preventive maintenance management, Limble CMMS or MaintainX may be sufficient. If you manage multiple sites with external contractors, compliance requirements, and asset-heavy operations, a full CAFM like Infraspeak or Facilio is likely a better fit.

How many sites and external contractors do you manage?

Single-site teams with a small number of internal technicians will find most options on this list sufficient. Teams managing 10 or more sites, with a mix of internal staff and external service providers, need a platform with strong multi-site visibility and supplier collaboration tools. Infraspeak's Network appmodule and Planon's IWMS are built specifically for this scale.

What is your budget and deployment timeline?

If you need to be operational within days on a predictable budget, Limble CMMS, Trackplan, and MaintainX offer public pricing, free trials, and fast onboarding. Enterprise platforms like Planon, FM:Systems, and Facilio are powerful but require longer implementation cycles and dedicated resources. Trackplan's jobs-based pricing is worth considering if you have a large team but predictable work order volumes.

How important are IoT and smart building integrations?

If your facilities already have BMS, sensor infrastructure, or IoT devices you want to connect to your CAFM, Facilio, Spacewell, and Infraspeak are the strongest options - all three are built with live data integration at the core. If your operation is primarily manual and you are digitising from spreadsheets, the IoT capability may be more than you need at this stage.

Do you need space planning or lease management?

If your team is responsible for space allocation, desk booking, or managing real estate leases and obligations, look at Planon, FM:Systems, or CAFM Explorer, which include space planning and CAD/BIM integration. Infraspeak, MaintainX, and Limble focus primarily on maintenance and asset management and do not include dedicated space planning modules.

Ready to modernise your FM operations?

Infraspeak reduces MTTR by up to 83% and automates up to 60% of admin work for FM teams managing multi-site operations. "We reduced MTTR by 50% and saved 8 hours a week on admin." - Pedro Ribeiro, CEO, AvacPiquet.

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Related reading

• 10 Best CMMS Software (2026)

• 10 Best Facility Management Software (2026)

• 10 Best Work Order Software (2026)

• 10 Best Field Service Management Software (2026)

• 10 Best Maintenance Management Software (2026)