10 best CMMS software in 2026

Quick comparison: Top 10 CMMS software at a glance

Use the table below to compare all 10 tools across the criteria that matter most when buying.

Pricing and ratings verified March 2026. Star ratings sourced from Capterra.com.

How we selected these tools

We evaluated more than 35 CMMS solutions to produce this shortlist. Our selection criteria were:

• Feature breadth: platforms had to cover core CMMS functions — work order management, preventive maintenance scheduling, asset tracking, and inventory management.

• Verified user ratings: a minimum score of 4.0/5 on Capterra or G2, based on at least 50 verified reviews.

• Pricing transparency: tools that publicly disclose at least a starting price were prioritised; custom-only pricing was accepted only for platforms with clear feature differentiation.

• Mobile capability: a native iOS and Android app was a requirement. Browser-only tools were excluded.

• Integration ecosystem: the ability to connect to ERP, IoT devices, and BMS systems was assessed.

• Active development: platforms must have released a product update in the past 12 months.

Infraspeak's inclusion as number one reflects both its Verdantix Leader status and its expanded capabilities beyond traditional CMMS — particularly in supplier collaboration, IoT integration, and AI-driven insights. Where that distinction matters for your buying decision, it is noted in the individual review.

What is a CMMS?

CMMS stands for Computerised Maintenance Management System. It is designed to assist organisations in managing and maintaining their assets and equipment effectively, helping streamline maintenance operations by providing a centralised platform for tracking, scheduling, and managing maintenance tasks, work orders, and inventory.

In this article, you can learn all about CMMS: what it is, how it works, pros & cons, and how to choose the best CMMS. For now, let's get to the key features of this solution and to the top 10 CMMS software currently in the market.

Key features of a CMMS

1. Work Order Management: Creating, assigning, and tracking work orders for maintenance tasks.

2. Preventive Maintenance: Scheduling and tracking regular maintenance activities to prevent equipment failures.

3. Asset Management: Managing and tracking information about assets, such as equipment details, maintenance history, and warranty information.

4. Inventory Management: Tracking and managing spare parts and inventory levels to ensure availability for maintenance tasks.

5. Maintenance History Tracking: Recording and storing maintenance activities and repairs performed on assets.

6. Reporting and Analytics: Generating reports and analysing data to gain insights into maintenance performance, costs, and equipment reliability.

7. Mobile Access: Allowing technicians to access and update CMMS data using mobile devices, enabling real-time communication and updates.

A CMMS is, without a doubt, highly valuable in contrast to the absence of a maintenance management software solution. However, the realm of facilities and maintenance management is becoming increasingly demanding. Buildings are growing in complexity, and both customers and occupants have higher expectations. Moreover, laws and regulations are progressively stricter, particularly regarding quality, safety, and sustainability.

Yes, you can record and store maintenance activities performed, and you can generate reports to analyse data — however, you cannot leverage that data to get actionable insights, straight-to-the-point automations, dozens of possible integrations or real-time KPI tracking.

It is, then, crucial to recognise the limitations of relying solely on 2000s technology. This is precisely where Infraspeak steps in to address these challenges — and to transform your data into performance opportunities.

Top 10 best CMMS software

The reviews below are sourced from Capterra.com.

1. Infraspeak

Infraspeak is a collaborative platform that enables complex facilities management operations to work as one, connecting internal and external stakeholders with no blind spots, barriers or busywork.

Our platform allows you to:

• integrate and coordinate teams, assets, maintenance, procurement, compliance, sustainability and daily operations across all internal and external systems and processes

• generate preventive maintenance plans [LINK → infraspeak.com/en/platform/preventive-maintenance] considering the actual usage of your assets

• schedule recurring tasks and allocate specific sets of tasks to planned jobs, automating task assignments

• gain access to real-time KPI reporting [LINK → infraspeak.com/en/platform/analytics-reporting] for effective monitoring of your maintenance operations

• connect to a world of 100+ integrations [LINK → infraspeak.com/en/integrations], including IoT sensors and Building Management Systems (BMS), to streamline data collection and analysis

• automatically detect spikes and fluctuations in utility spending, resulting in cost reduction, optimised energy consumption, and enhanced sustainability of your operations

• centralise your order and supplier history, enabling automatic updates of inventories and optimising billing and budgeting processes

• request, organise, and compare quotes [LINK → infraspeak.com/en/platform/procurement] from multiple suppliers to make informed decisions and ensure competitive pricing

• enhance decision-making capabilities through intelligent insights and analytics, empowering you to make well-informed choices for your maintenance operations

A facilities management solution like Infraspeak offers superior adaptability and responsiveness to evolving operational requirements, when compared to most CMMS systems. Additionally, you have the flexibility to create customised solutions tailored to your specific needs, avoiding the limitations of a cumbersome interface and excessive features. This way, you can effectively reduce costs and enhance facility performance, earning appreciation from your clients and customers.

What users love about Infraspeak

“I’ve worked in estates for 15 years across, probably eight different roles, all in higher management. And I’ve used lots of different CAFM systems. Some are a nightmare. Some just aren’t quite right for our type of industry… many CMMS systems are just like, “This is how it is”. I like the way that you can tailor Infraspeak to fit your business’ niche requirements.” — Matt Goodyear, Head of Estates at Holmeleigh Care

Editor’s choice — Best for multi-site FM teams

Best for: Multi-site facilities and maintenance teams that need a collaborative platform connecting all internal and external FM stakeholders with no blind spots, barriers or busywork

Standout feature: The only FM solution that integrates all internal and external stakeholders — teams, assets, maintenance, procurement and compliance — into a single collaborative platform

Key features:

• Integrates and coordinates teams, assets, maintenance, procurement, compliance, sustainability and daily operations across all systems

• Generates preventive maintenance plans based on actual asset usage

• Schedules recurring tasks and automates task assignments

• Real-time KPI reporting for effective monitoring of maintenance operations

• 100+ integrations including IoT sensors and Building Management Systems (BMS)

• Automatically detects spikes and fluctuations in utility spending

• Centralises order and supplier history with automatic inventory updates

2. MaintainX

MaintainX is a mobile-first CMMS and work order software that prioritises digitising procedures. It empowers frontline teams in factories to understand their tasks and how to execute them efficiently. Its capabilities include safety procedures, environmental checklists, tooling & gauge reporting and maintenance procedures.

Best for frontline industrial teams

Best for: Frontline teams in factories who need to digitise maintenance procedures and work orders on mobile devices

Standout feature: Mobile-first CMMS that prioritises digitising procedures — safety, environmental checklists, tooling and gauge reporting

Key features:

• Mobile-first work order creation and management

• Safety procedure digitisation and environmental checklists

• Tooling and gauge reporting

• Maintenance procedure management

• Auditing and inspection workflows

3. EZO CMMS

EZO CMMS is a purpose-built maintenance management solution that goes beyond work order tracking, providing centralised visibility and control over maintenance operations. It comes with features designed to assist maintenance managers in proactively managing preventive maintenance schedules, maximising equipment uptime, minimising unscheduled repairs, and controlling overhead costs.

Best for centralised maintenance visibility

Best for: Maintenance managers needing centralised visibility and control across all operations, with proactive preventive maintenance scheduling

Standout feature: Purpose-built to go beyond work order tracking — provides centralised visibility and control across all maintenance operations

Key features:

• Proactive preventive maintenance schedule management

• Equipment uptime maximisation

• Reduction of unscheduled repairs

• Overhead cost control

• Centralised maintenance operations dashboard

4. eMaint CMMS

eMaint, a global cloud-based CMMS software solution, optimises workflows, automates preventive maintenance tasks, ensures spare parts availability, and enables quick generation of regulatory compliance reports. The mobile app enhances accessibility.

Best for enterprise compliance

Best for: Large enterprises with complex regulatory reporting requirements and multi-site maintenance operations

Standout feature: Global cloud-based CMMS with one-click regulatory compliance report generation and mobile app accessibility

Key features:

• Workflow optimisation and automation

• Automated preventive maintenance tasks

• Spare parts availability management

• Quick regulatory compliance report generation

• Mobile app for enhanced accessibility

5. Maintainly

Maintainly is a CMMS that offers user-friendly work orders, asset tracking, inventory management, reporting, API access, and mobile apps with an intuitive interface.

Best for ease of use

Best for: Teams that need a straightforward CMMS with an intuitive interface covering the core maintenance management functions

Standout feature: User-friendly CMMS with work orders, asset tracking, inventory management, reporting, API access and mobile apps in one intuitive interface

Key features:

• User-friendly work order management

• Asset tracking

• Inventory management

• Reporting and analytics

• API access and mobile apps (iOS and Android)

6. EZOfficeInventory

EZOfficeInventory is a maintenance management solution that goes beyond work order tracking. It provides centralised visibility and control over all maintenance operations, assisting maintenance managers in tracking preventive maintenance schedules, ensuring maximum equipment uptime, reducing unscheduled repairs, and controlling overhead costs.

Best for asset tracking and maintenance

Best for: Organisations that need centralised visibility across all maintenance operations and want to go beyond basic work order tracking

Standout feature: Provides centralised visibility and control across all maintenance operations with proactive preventive maintenance tracking

Key features:

• Centralised visibility across all maintenance operations

• Preventive maintenance schedule tracking

• Equipment uptime maximisation

• Reduction of unscheduled repairs

• Overhead cost control

7. Smartsheet

Smartsheet is an online work execution platform that empowers organisations of all sizes to plan, manage, automate, and report on work.

Best for work execution and reporting

Best for: Organisations of all sizes that want to plan, manage, automate and report on maintenance work through a flexible online platform

Standout feature: Online work execution platform with a familiar interface that empowers teams to manage, automate and report on maintenance work at scale

Key features:

• Work planning, tracking and management

• Maintenance automation and reporting

• Real-time team collaboration

• Customisable dashboards and views

• Mobile app for on-the-go access

8. Asset Panda

Asset Panda is a customisable cloud-based maintenance management platform with iOS and Android apps. It offers comprehensive tracking and reporting capabilities for maintenance operations.

Best for customisable asset management

Best for: Facility managers who need a fully customisable cloud-based platform for tracking asset maintenance and repairs

Standout feature: Fully customisable cloud platform with iOS and Android apps offering comprehensive maintenance tracking, reporting and workflow customisation

Key features:

• Customisable cloud-based asset tracking

• Full maintenance tracking and repair history

• iOS and Android mobile apps

• Custom fields, workflows and notifications

• Work order generation and management

9. UpKeep

UpKeep is an Asset Operations Management solution that combines CMMS, EAM, and APM for maintenance, reliability, and operations teams.

Best for mobile asset operations

Best for: Maintenance, reliability and operations teams that need an AI-first asset operations management solution combining CMMS, EAM and APM

Standout feature: AI-first Asset Operations Management solution that combines CMMS, EAM and APM in a single platform for maintenance and reliability teams

Key features:

• Asset Operations Management combining CMMS, EAM and APM

• AI-first mobile-based maintenance management

• Work order management and asset tracking

• Facility and asset management

• Maintenance and reliability team support

10. Odoo

Odoo is an open-source suite of integrated apps that includes CRM, PoS, Website, eCommerce, Sales, Accounting, Warehouse, HR, Marketing, and more.

Best for all-in-one open-source operations

Best for: Businesses that want an open-source all-in-one platform combining maintenance management with CRM, accounting, eCommerce and more

Standout feature: Open-source suite of integrated apps covering the full business stack — CRM, PoS, eCommerce, Accounting, Warehouse, HR, Marketing and more

Key features:

• Open-source integrated business platform

• Maintenance management within a full ERP suite

• CRM, Sales, Accounting and eCommerce integration

• Warehouse and HR management

• Customisable with Odoo Studio (no coding required)

Is a CMMS software necessary for your business?

If you meet any of the following criteria, it is highly likely that your business could benefit from maintenance management software:

• ✓ Your operations involve a diverse range of industrial equipment.

• ✓ Your equipment frequently experiences costly breakdowns.

• ✓ You need to manage large infrastructures and facilities, such as hotels, shopping centres, sports arenas, or power stations.

• ✓ Your compliance obligations encompass various hygiene, safety, and quality standards, including HACCP analyses and ISO certifications.

• ✓ You are a maintenance service provider and need to manage multiple assets and clients.

• ✓ Your current processes heavily rely on manual methods or systems like Excel for creating checklists and task plans.

• ✓ Decision-making within your organisation relies more on intuition than concrete data.

• ✓ Your maintenance team lacks organisation and efficiency.

• ✓ Communication with your maintenance staff is problematic.

Almost all businesses agree on the advantages of a CMMS, namely the increase in team productivity, better cost control, and inventory optimisation. Here’s a recap of what we offer:

No barriers

Infraspeak is the only solution that integrates and enables collaboration between all internal and external facilities management stakeholders in the same platform, with dedicated interfaces for each.

No blind spots

Facilities managers can see everything that’s happening across the entire operation in real-time, and make relevant information accessible to customers, partners and building users.

No busywork

Better integration, information flow and intelligence built into the platform allows FM teams to automate manual work and focus on higher-value tasks, increasing efficiency and productivity.

Never alone

Infraspeak goes beyond technology, with Customer Success and community as pillars of our solution, improving implementation success rates, reducing time-to-value, and driving continuous improvement.

Choosing a CMMS is less about picking the highest-rated platform and more about matching a tool to your operational complexity. Here are the key questions to work through:

1. How many sites and assets do you manage?

Single-site operations will find that Maintainly, UpKeep, or EZO CMMS give them what they need at a manageable cost. Multi-site facilities teams — particularly those in hospitality, retail, or property — need a platform built for centralised management and cross-site reporting. Infraspeak and eMaint are the strongest options at this level.

2. How important is supplier and contractor management?

Standard CMMS platforms handle internal maintenance teams well. If you manage a significant volume of external contractors and service providers, look for platforms with dedicated supplier portals and procurement workflows. Infraspeak’s Network™ feature is specifically built for this use case, connecting facilities managers and suppliers in a shared real-time environment.

3. Do you have IoT sensors or a Building Management System?

If your facility uses IoT sensors or a BMS, your CMMS needs to integrate with both. Infraspeak supports 100+ integrations and connects directly with IoT devices for real-time asset monitoring. MaintainX also offers strong IoT capabilities for industrial operations.

4. What does your maintenance team look like in the field?

If your technicians work primarily on mobile devices, the quality of the mobile app matters as much as the desktop platform. MaintainX and UpKeep are widely regarded as having the most intuitive mobile experiences. Infraspeak’s mobile app is also highly rated, with offline capability and NFC tag scanning.

5. What are your compliance and reporting requirements?

Industries with strict regulatory requirements — healthcare, food service, manufacturing — need a CMMS with configurable compliance reporting and audit trail functionality. eMaint and Infraspeak both handle this well, with the latter also supporting SFG20 compliance standards relevant to UK facilities managers.

6. Do you need an all-in-one business platform?

If your organisation wants maintenance management as part of a broader business operations suite, Odoo is the standout option — an open-source platform that combines CMMS with CRM, accounting, eCommerce, HR, and more. It is particularly suited to businesses that want to consolidate multiple software subscriptions into one integrated system.

Infraspeak is used by more than 180,000 buildings worldwide — from hotels and retail chains to hospitals and manufacturing facilities. As a Verdantix-recognised Leader in Commercial Buildings CMMS, it combines core maintenance management with the supplier collaboration, IoT integration, and AI-driven insights that growing FM teams need.

Related reading:

• What is a CMMS? The complete guide for facilities managers

• CMMS vs EAM vs FM platform: what’s the difference?

• 10 best maintenance management software in 2025

• 10 best preventive maintenance software in 2025

• Verdantix Green Quadrant for Commercial Buildings CMMS — download the report

Communication

Manage technical teams on the go

Reaching in-house teams and external service providers is just a click of a button away thanks to Infraspeak Manager™. This app provides facilities or maintenance managers with live updates on work orders and remote-friendly communication channels.

Learn more