Top 10 CMMS Providers Compared: Features, Pricing & Reviews

Introduction

The maintenance software market keeps expanding, yet most shortlist decisions still revolve around the same fundamentals: total cost, depth of automation, mobile productivity, and vendor follow-through. Below you will find 10 top CMMS providers benchmarked on those factors so that maintenance managers and procurement teams can move from “long list” to “demo-ready” in a single sitting. 

Key Factors to Compare in CMMS Solutions

Top 10 CMMS Providers for 2025

Each profile below follows the same structure to make side-by-side comparison straightforward.

1. LLumin

LLumin positions itself as a rules-driven CMMS/EAM for heavy-industry settings where every minute of downtime translates into lost capacity. The platform ties real-time sensor data, PLC signals, and operator input into a “if-this-then-that” engine, so the moment a vibration spike or temperature anomaly pops up the system can issue a work order, adjust inventory levels, or nudge a supervisor—all without waiting for a human to click a button.

Feature stack

Here is what LLumin CMMS software has to offer: 

Work & asset management

• Corrective, preventive, and predictive work orders with nested tasks and checklists
• Unlimited asset hierarchy depth (line → cell → machine → sub-assembly)
• OEE dashboards and custom KPI widgets (MTTR, MTBF, cost per run hour)
• Embedded audit packs that export straight to PDF or Excel for regulators 

Predictive layer

• Rules engine that listens to OPC UA, Modbus, or PLC tags and fires workflows when thresholds break
• ML models for failure-pattern detection in vibration, current-draw, or temperature streams 

Inventory & purchasing

• Barcode/QR scanning on the mobile app to issue, return, or count parts—even with no signal
• Min-max, reorder-point, and vendor-lead-time logic baked in 

Interested in learning more? Check out our LLumin’s features overview.

Pricing 

Volume discounts typically kick in beyond ~200 seats, and LLumin lets you add unlimited “requester” logins at no extra cost.

Explore LLumin pricing now! 

Where LLumin shines

• Plants with high-value, continuous-process assets—think chemicals, pulp & paper, primary metals, and beverage lines—see the biggest pay-off because the rule engine can shave minutes off stoppages.
• Teams chasing ISO 55001 or OSHA PSM compliance appreciate the baked-in audit trails.
• Companies already running SAP or Oracle ERPs can slot LLumin in without ETL headaches thanks to native adapters. 

Feedback from the field

LLumin holds a 4.5/5 average across 40-plus reviews on Software Advice. Users routinely praise:

• Responsive support that solves tickets in hours, not weeks
• Flexible asset hierarchies that mirror complex plants
• Smooth mobile workflows

Ready to see it live?

Honestly, watching the rule engine trip a work order in real time sells the product better than any brochure. If eliminating surprise breakdowns is on this quarter’s scorecard, grab a slot on LLumin’s calendar and run a sandbox demo with your own sensor tags. 

Book a LLumin demo today!

2. Fiix

Fiix lands right in the sweet spot for mid-market factories that want enterprise-grade muscle without a three-ring circus of custom code. Backed by Rockwell Automation, it rolls out fast, speaks fluently to most plant systems, and keeps the cloud plumbing off your worry list.

Fiix lands right in the sweet spot for mid-market factories that want enterprise-grade muscle without a three-ring circus of custom code. Backed by Rockwell Automation, it rolls out fast, speaks fluently to most plant systems, and keeps the cloud plumbing off your worry list.

Core modules

• Work order management that scales across a full asset hierarchy
• Inventory and parts tracking baked in from the start
• Fiix Foresight AI layer that flags risk before a line goes down
• Multi-site analytics for teams juggling several plants

The Fiix Integration Hub handles the handshake with ERPs, SCADA, and BI tools through low-code connectors. For mobile crews, the offline-capable app lets techs sync work orders once they’re back on Wi-Fi, and even the free plan gives every requester a login—handy when the floor supervisor keeps pinging you for updates.

Pricing at a glance

• Free – up to 25 preventive maintenance tasks
• Basic – $45 per person per month
• Professional – $75 per person per month
• Enterprise – custom quote

More than 900 reviews across Gartner, G2, and Capterra average out to 4.4/5. Users rave about the drag-and-drop report builder, though some grumble at the jump from Basic to Professional when they outgrow entry-level features.

Wondering if the AI dashboards are worth it? They sit behind the Professional paywall, so budget accordingly. And while the free tier is generous, its 25-PM cap means serious programs will bump into the ceiling in a hurry.

3. UpKeep

UpKeep puts mobile first, so techs can close work orders before the toolbox hits the floor. Since its 2014 launch, the platform has layered on AI helpers—Maintenance Coach, checklist autogeneration, voice commands—that shrink data entry to a few taps or spoken updates.

Core modules

• Work orders that fire push notifications the moment they land
• Inventory and parts tracking to keep van stock visible in real time
• Downtime monitoring with automatic MTBF / MTTR roll-ups
• AI activity summaries that shave hours off shift handovers
• Voice-activated requests for hands-free updates while elbows-deep in repairs

Need to wire UpKeep into the rest of your stack? A standard API opens at the Starter tier, while Professional and above unlock deeper custom connectors. The offline-capable iOS/Android app syncs the instant a signal appears, and barcode capture is near-instant—one reason the app sits near the top of the store ratings.

Pricing at a glance

• Lite – $20 pppm (unlimited requesters)
• Starter – $45 pppm
• Professional – $75 pppm
• Business Plus – custom quote

Field-heavy teams—utilities, municipal water, property management—are the natural fit, because phones beat desktops out in the wild. On G2, UpKeep averages 4.7/5; technicians rave about AI-written summaries, though admins flag that per-module add-ons can nudge the bill above headline pricing.

One caution: the slick reliability KPIs live behind the quote-only Business Plus plan. If deep failure analytics are mission-critical, plans that upgrade into the budget early.

4. Limble 

Limble keeps things smooth and straightforward, trimming onboarding to about the time it takes to eat lunch—admins average two hours before they’re building preventive schedules on their own. The Utah-based team backs that quick start with twice-monthly training webinars, so no one’s left guessing once the system is live.

Core modules

• Drag-and-drop work‐order and PM builder that supervisors swear feels “as easy as Trello”
• Parts inventory plus a vendor portal that lets suppliers upload quotes and tracking numbers directly
• IoT sensor layer via MQTT for real-time condition data and automatic trigger rules
• Predictive dashboards that surface failure risk (sold à la carte)
• Full audit trails for peace-of-mind compliance checks

Limble’s offline-capable mobile app syncs the moment a signal pops up, and every plan includes unlimited requesters—handy when anyone on the floor might spot an issue.

Native integrations cover SAP, NetSuite, and QuickBooks out of the box, while an open REST API leaves room for bespoke links. SMEs and single-site facilities tend to lean in hardest: the built-in KPIs hit the basics without drowning users in bells and whistles.

Pricing at a glance

• Standard – about $33 per person per month (exact figure depends on the live calculator)
• Premium – $69 pppm
• Predictive maintenance module is priced separately
• Lower tier includes asset caps, so check the fine print if you manage thousands of pieces of equipment

Customer reviews highlight sub-30-day go-lives and a support team that “actually calls you back.” Larger enterprises, though, sometimes wish for deeper multi-site governance before rolling it out across global footprints.

And a quick caution: those predictive insights everyone loves? They don’t come with the base plans, so earmark a budget if you need them from day one.

5. eMaint

eMaint has been around since floppy disks ruled the office, yet it keeps earning its keep by folding Fluke’s sensor DNA into a battle-tested CMMS core. Its global language pack makes it a fit for facilities that scatter sites across continents but still want condition data and audit trails to roll up in one pane.

Core modules

• Preventive maintenance with drag-and-drop calendars
• Predictive insights through Fluke Connect™ vibration, thermal, and power sensors
• Calibration management that flags certificates before they expire
• Vendor portal for RFQs and PO tracking in one spot
• ISO and OSHA compliance packs that spit out audit-ready evidence

Fluke hardware streams straight into eMaint dashboards, while an open API handles ERP handshakes. That deep ingestion is why multi-site enterprises lean on the platform when they need calibration, PdM, and documentation stitched together.

Pricing at a glance

• Team – $33 pppm
• Professional – $85 pppm
• Enterprise – $120 pppm

Long-time users praise the dense asset history and live sensor feeds; newer admins sometimes gripe that the UI looks like it missed a modern facelift. Flexibility in the data schema means you can model almost any asset structure—but expect setup to take longer than plug-and-play rivals.

6. Hippo CMMS

Hippo slots neatly into Eptura’s broader workplace tech suite, keeping things light enough for facilities teams that don’t have a full-time sysadmin on speed-dial. Roll-out is quick, the interface won’t scare off non-tech users, and the price stays friendly even before finance signs off on bigger budgets.

Core modules

• Work-order tracking with a drag-and-drop calendar
• Preventive-maintenance scheduler that plays nicely with QR codes on equipment
• Parts and inventory records linked straight to WO histories
• Interactive floor plans so techs can find the problem asset in two clicks
• Photo uploads from the mobile app to speed up “Does it look right?” checks

A basic REST API—and Zapier if you’re living the SaaS-stack life—handles integrations. No built-in predictive layer, so condition-monitoring fans will have to look elsewhere (or write a custom connector).

Pricing at a glance

• Starter – $35 pppm
• Plus – $55 pppm
• Pro – $75 pppm
• One-time setup fee starts around $600

Hippo earns shout-outs for ease of navigation and quick training curves. Reporting depth, though, trails high-end platforms, and advanced workflows usually nudge teams toward the Pro tier. If your plant needs low overhead and a short learning curve more than flashy analytics, it’s a tidy fit.

7. MaintainX

MaintainX was built phone-first, so technicians fire off a picture, drop a note in chat, and move on—no more walking back to the shop PC. Each work order doubles as a group thread, letting managers and techs DM in context instead of juggling email, walkie-talkies, or Slack.

Core modules

• Work orders with real-time chat baked right into every ticket
• Inspections and checklist builder for audits and daily rounds
• AI maintenance planner that slots PMs where crew capacity allows
• Asset hub with lifetime history and document storage
• IoT gateway to pull meter readings and trigger tasks on the fly

An open API plus ready-made connectors (Zapier, Salesforce, Power BI) keep MaintainX from becoming another data silo. The app’s consumer-grade UI works offline and pushes instant notifications once coverage returns.

Pricing at a glance

• Basic – free (max two active work orders per day)
• Essential – $16 p/m
• Premium – $49 p/m

MaintainX hits the sweet spot for hospitality, retail, and distribution teams ditching radio chatter for structured chat. Reviews average 4.8/5; users rave about lightning-quick messaging, while some ops managers wish for richer multi-site roll-ups. And yes, the free plan is generous—until your backlog spills past two active work orders, then it’s time to upgrade.

8. FMX

FMX leans hard into facilities management for schools and city buildings, where most requesters have zero interest in learning a complicated ticket system. A giant “New Request” button, a calendar you can’t miss, and a room-booking module right next to maintenance tasks keep everything under the same roof—literally.

Core modules

• Work-request portal that even teachers and office staff can navigate in seconds
• Calendar-based preventive maintenance that flags recurring jobs and displays resource conflicts
• Events scheduler for room bookings and campus activities
• Fleet-maintenance add-on for buses, vans, and utility carts
• Optional IT ticketing so one help desk handles hardware and HVAC alike

CSV imports, a REST API, and SSO with Google or Microsoft make onboarding painless for school districts. FMX runs in the browser, and its progressive-web-app shell caches tasks offline until the device reconnects.

Pricing at a glance

• Quote-only, but published ballpark sits around $3–$5 per student annually for K-12
• Non-school clients shift to a per-maintainer seat model

Facilities directors praise the low requester friction—no login hoops, no training days—while IT admins sometimes ask for deeper audit logs when they start marrying maintenance data with cybersecurity processes.

Heads-up: the slick business-intelligence dashboards live in a paid analytics module. If you plan to slice KPIs by building wing, custodial shift, or budget line, pencil that extra line into the budget early.

9. Fracttal One

Fracttal One marries maintenance software with its own sensor line, so you get the CMMS and the condition-monitoring gear from a single shop. The Fracttal Sense devices pair in minutes and push vibration, temperature, and current data straight into dashboards that predict failures before you feel the downtime pinch.

Core modules

• Work orders that tie every task to real-time asset readings
• AI-driven failure prediction fed by Fracttal Sense metrics
• Fleet management for rolling stock alongside fixed assets
• Multilingual dashboards—Spanish first, with English catching up fast
• Mobile app that works offline and syncs once coverage returns

Moreover, Fracttal Sense sensors stream live data—think vibration, heat, amperage—into the CMMS, firing alerts the moment values drift outside set thresholds. No need to hunt for third-party gateways; it’s their hardware, their firmware, their cloud.

Pricing at a glance

• Free tier – single user, limited assets
• Team plans – start around $195 per month, scaling by asset packs

Ideal for maintenance groups that want predictive maintenance but don’t have time to stitch together sensors, gateways, and middleware. Reviews highlight the painless sensor pairing, while some users note the English docs aren’t as deep as the Spanish originals.

One caveat: hosting for North American customers sits in AWS Virginia only. If data residency rules loom large, double-check that location before rolling out fleet-wide.

10. Brightly

Brightly (the platform once known as Dude Solutions) zeroes in on sprawling campuses, cities, and utilities that juggle tens of thousands of assets spread across maps, meter networks, and capital-planning calendars. GIS layers and ESG dashboards sit beside everyday work orders, so operations, finance, and sustainability teams can work from the same data spine.

Core modules

• Work-order management that ties every ticket to a GIS pin or meter reading
• Parts and inventory with usage forecasting baked in
• ESRI-powered GIS mapping to visualize pipes, poles, pumps, or classroom HVAC units on a live map
• Lifecycle analytics that score replacement versus repair for every asset
• Stream™ ESG reporting and energy dashboards to track emissions, water, and utility spend

Pricing at a glance

• Entry packages for SMB and single-campus setups show up in analyst reports around $299 per month
• Enterprise rollouts scale into six-figure SaaS when you add multi-entity governance, custom modules, and capital-planning suites
• Quotes typically follow a discovery workshop, so be ready to map use cases before seeing hard numbers

Large municipalities, universities, and utility districts lean on Brightly for the GIS layer and sustainability metrics: piping a work-order history into a carbon-emissions model is easier when both live under one roof. Depth wins it high marks with facility directors, though new admins often say the interface feels crowded until they’ve taken the training path.

A word to the wise: Brightly’s à-la-carte pricing can sprawl quickly. Make sure every stakeholder—maintenance, IT, finance, sustainability—sits in the scoping call, or you’ll end up revisiting the quote when someone asks, “Wait, where’s the energy dashboard?”

Conclusion

Shortlists get messy fast. A dozen tabs later and price grids blur together, warranties read like riddles, and every vendor claims its AI will save the planet — or at least your maintenance budget. When that happens, come back to the basics:

• Will the platform pay for itself before anyone changes roles?
• Can techs use it without a thick binder of SOPs?
• Does support pick up the phone when a sensor won’t talk?

Line up those answers and the noise fades.

If real-time triggers, deep audit trails, and “do-it-now” automation sit high on your scorecard, LLumin’s rules-driven engine deserves a hands-on look. Watching a vibration spike fire a work order while spare parts auto-reserve—without a single extra click—turns theory into budget-saving reality.

Ready to see it live on your own assets? Schedule a demo session with LLumin’s team and push your sensor data through the workflows. No slide deck can match a live demo when you’re chasing zero unplanned downtime.

FAQs

What are the best CMMS systems?

Names that repeatedly top buyer shortlists include LLumin for heavy-industry rule automation, Fiix for mid-market factories, UpKeep for mobile crews, and Brightly for GIS-driven municipal or campus portfolios.

How do I choose the right CMMS for my business?

Match the platform’s strongest feature—sensor rules, mobile UX, GIS layers, or price simplicity—to the pain point that costs you the most time or money, then run a quick pilot to confirm adoption and support responsiveness.

Which CMMS offers the best ROI?

The fastest payback comes from software that prevents unplanned downtime on high-value assets—LLumin often wins that race in process plants, while UpKeep’s low seat cost and mobile speed can out-return pricier tools for field-based teams.

Doug Ansuini

VP, Senior Software Architect at LLumin CMMS+

With over two decades of expertise in Asset Management, CMMS, and Inventory Control, Doug Ansuini brings a wealth of industry knowledge to the table. Coupled with his degrees in Operations Research from both Cornell and University of Mass, he is uniquely positioned to tackle complex challenges and deliver impactful results. He is a recognized expert in integrating control systems and ERP software with CMMS and has extensive implementation and consulting experience. As a senior software architect, Doug’s ability to analyze data, identify patterns, and implement data-driven approaches enables organizations to enhance their maintenance practices, reduce costs, and extend the lifespan of their critical assets. With a proven track record of excellence, Doug has established himself as a respected industry leader and invaluable asset to the LLumin team.

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