CMMS vs. EAM: What’s the Difference?

The difference between computerized maintenance management systems (CMMS) software and enterprise asset management (EAM) software can sometimes be difficult to parse, as there is a significant overlap between the two. 

The main difference is in scope and functionality—CMMS is focused on maintenance operations, while EAM covers a broader range of asset management activities, including procurement, disposal, and financial management.

This article will explore the differences and overlaps between these two software solutions to help you narrow down the best options for your organization. 

What Is CMMS?

A Computerized Maintenance Management System (CMMS) is a specialized software solution that assists businesses in streamlining and improving their maintenance operations. It acts as a centralized database for maintenance teams, assisting them in tracking assets, gathering performance data, issuing work orders, and other tasks.

A CMMS solution allows businesses to move away from inefficient paper-based processes and streamline maintenance planning, scheduling, and task deployment. All routine inspections, repairs, and preventive measures can be tracked from issuance to completion. The software solution also helps improve asset performance, reduce equipment downtime, ensure regulatory compliance, and more. 

What Is EAM?

Enterprise Asset Management (EAM) is a systematic approach to managing physical assets and infrastructure over their entire lifecycle, from capital planning to procurement, maintenance, compliance, risk management, and disposal. It commonly involves using several processes and systems to complete this process and ensure that assets meet quality and performance standards for extended periods.

Enterprise-level organizations frequently oversee and manage multiple sites, complex technologies, and equipment. EAM is essential in managing expensive and critical company assets and infrastructure while ensuring high efficiency, reliability, and control levels.

CMMS vs. EAM: Compared

The table below provides a brief overview of CMMS vs. EAM, as categorized according to best use case, examples, and basic pros/cons:

CMMS vs. EAM At-A-Glance

Factors	CMMS	EAM
Definition	Computerized Maintenance Management System	Enterprise Asset Management
Key Functions	Maintenance, streamlining inventory, managing work orders, maintain labor and skills databases	CMMS plus purchasing, financial asset tracking, and risk-based strategic management decision support
Best Use-Case	Work order management, approval workflows, task automation	Asset lifecycle tracking, predicting failures, and reducing downtime
Pros	More affordable Streamlined operation Specific use cases	Greater versatility Comprehensive view of all assets Advanced analytics
Cons	Fewer use cases Limited asset analysis	More expensive Can be challenging to adopt
Best For	Smaller companies with a limited budget and/or simple maintenance needs	Enterprise level companies with large quantities of complex and highly critical assets to track.

The sections below further outline the differences between CMMS vs. EAM, outlining examples of both and reasons various companies might want to use either.

CMMS vs. EAM: Scope and Capabilities

Both CMMS and EAM systems are designed to help organizations manage their maintenance practices but differ in scope and capabilities.

A CMMS is generally focused on tracking assets and equipment maintenance. It provides tools for scheduling and tracking maintenance tasks, setting preventive maintenance schedules, creating work orders, and tracking the progress of those work orders. In short, CMMS software is concerned with the day-to-day operational aspects of maintenance management.

On the other hand, EAM is more comprehensive—extending beyond the operational aspects of CMMS software, EAM systems integrate various functions such as maintenance and parts, asset inventory, purchasing, and financial KPI tracking on a single platform. 

Both CMMS and EAM systems are designed to help organizations manage their maintenance practices but differ in scope and capabilities.

A CMMS is generally focused on tracking assets and equipment maintenance. It provides tools for scheduling and tracking maintenance tasks, setting preventive maintenance schedules, creating work orders, and tracking the progress of those work orders. In short, CMMS software is concerned with the day-to-day operational aspects of maintenance management.

On the other hand, EAM is more comprehensive—extending beyond the operational aspects of CMMS software, EAM systems integrate various functions such as maintenance and parts, asset inventory, purchasing, and financial KPI tracking on a single platform. 

This allows organizations to track the entire lifecycle of an asset, from acquisition to retirement, and make strategic decisions about return on asset (ROA) investments.

EAM software provides a “big picture” view of the organization’s assets, while CMMS offers a more streamlined method of handling similar tasks. For a more visual example, consider the following:

Think of a CMMS as a flashlight to focus on the maintenance of individual assets. It provides a narrow beam of light, illuminating only the specific areas that need maintenance attention.  In contrast, an EAM system is like a lighthouse that shines a broad beam of light across a wide area. It not only focuses on individual maintenance needs but also provides a holistic view of the entire asset management landscape. It illuminates everything from asset acquisition to disposal and helps organizations make strategic decisions about asset management.

Despite the differences between them, CMMS vs. EAM software nonetheless have a lot of overlap between them. Therefore, the following section discusses what companies should consider when choosing between the two.

Which is Best For Me?

CMMS and EAM software provide a variety of benefits. Still, there are certain situations where a company might prefer to use one over the other:

1. Budget Constraints: CMMS software is typically less expensive than EAM software, making it more accessible to small or medium-sized businesses with limited budgets. 
   
   
2. Simple Maintenance Needs: If an organization only needs to manage basic maintenance tasks, such as scheduling inspections and ordering replacement parts, a CMMS may be sufficient without having to invest in the more extensive capabilities of EAM software. 
   
   
3. Focus on Specific Asset Maintenance: If an organization’s primary concern is managing the health and upkeep of assets rather than their entire lifecycle, a CMMS provides a streamlined approach to maintenance management.
   
   
4. Integration with Third-Party Systems: If an organization already utilizes other software systems or services, a CMMS may be able to integrate with these systems. 

Ultimately, the decision to choose either CMMS vs. EAM depends on the unique needs of the organization. Therefore, it’s essential to carefully evaluate each system’s features, capabilities, and costs to determine which is best suited for the organization.

Often, the best answer for any company is a system that offers the specificity of a CMMS combined with the greater versatility of an EAM, where options like LLumin’s CMMS+ truly shine.

Using LLumin’s CMMS+ vs. EAM Platforms

By combining CMMS and EAM services into a single package, LLumin provides clients with the best of both worlds. This integration streamlines maintenance operations and asset management, resulting in increased efficiency and cost savings for businesses of all sizes. LLumin’s comprehensive solution ensures that assets are maintained at optimal levels, reducing downtime and extending their lifespan.

Just a few of the advantages our clients have experienced with our CMMS+ software include:

• 44% Reduction in Unplanned Work Orders​
• 26% Decrease in Mean Time to Repair (MMTR)​
• Increase in Machine Life Up to 35% ​
• Reduction in Overall Downtime by 35% ​
• Maintenance Cost Reduction of 40% ​
• 40% Migration from Reactive to Proactive ​Maintenance
• Staff Cost Reduction of 25%

Want to read more about what our clients have to say? Read about how we have helped clients like SunnyD, Caterpillar, and many others, on our testimonials page.

Along with these benefits, you will get our streamlined implementation process. When choosing to work with LLumin, your implementation will be configured to match your unique company goals and business processes. Further, our software is easy to deploy, and a dedicated project manager will help you throughout the implementation process.

So, if you are looking for a cutting-edge CMMS+ accompanied by a seamless implementation process and an expert customer support staff, then LLumin is a perfect fit.