From HVAC systems to plumbing, regular maintenance is essential to guarantee the safety and well-being of occupants of your buildings. That’s where building maintenance software or CMMS tools come in. Are you looking for a new solution? Check out our top platforms.

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What This Article Covers:

• Best Building Maintenance Management Software
  • UpKeep
  • Fiix
  • FTMaintenance
  • Limble CMMS
  • eMaint
• Types and Use Cases
• Next Steps

Best Building Maintenance Management Software

Building maintenance platforms generally optimize the maintenance process, making life easier for all involved. But which systems are the best?

Our analysts looked at many CMMS, CAFM, EAM and FM solutions on the market to identify the best of the best, so you don’t have to. Here’s what they found:

UpKeep

UpKeep is a popular building maintenance software that streamlines and simplifies the maintenance process for facilities managers and building owners. Its features include work order management, inventory tracking, and real-time status updates.

With UpKeep, users can easily monitor their assets, schedule maintenance tasks and access critical data from anywhere, anytime.

Highest Rated Features According to Our Data

• Work Order Management — 100
• Maintenance Request Management — 96
• Mobile CMMS — 93
• Asset Tracking — 91
• Purchase Order Management — 85

Top Benefits

• Optimize Usage History: Keep detailed records on asset usage, facility usage, occupancy and more. Tracks technician lockout-tagout actions for audits and logs room usage to facilitate accountability. Add notes, floor plans and a range of other documents to these histories for optimized maintenance and record-keeping.
• Limit Downtime: Keep a running log of asset profile information, including technicians, maintenance work and location, to stay on top of preventive maintenance and limit downtime.
• Reduce Clerical Work: Automatically assign work to specific technicians based on location or asset type, limiting clerical work. Set the inventory management module to automatically reorder spare parts when reaching the threshold value, reducing the chances of running out of vital materials.
• Showcase Brand Identity: Enable clients to submit their own work order requests online through the request portal. You can create a branded portal to streamline client experience and ease manager workflow by allowing external work order creation.
• Analyze and Forecast Costs: Compare depreciation data with downtime data to assess asset life span and determine whether it’s worth repairing, selling or scrapping. Tracking depreciation and repair cost data also allows users to make more accurate cost predictions for purchasing future assets.

Primary Features

• Maintenance Management: Add pre-made or create custom checklists within work orders. Use preventive maintenance scheduling to create calendar-based PM requests as far out into the future as needed.
• Reporting: Provide customizable reports and dashboards, allowing users to track key performance indicators (KPIs) and gain insights into their maintenance operations.
• Work Order Management: Allow users to create, assign and track work orders in real-time, enabling them to stay on top of maintenance tasks and complete them on schedule.
• Inventory Tracking: The centralized inventory management system allows users to monitor and track their stock levels, create purchase orders, and receive alerts when supplies are running low.
• Mobile App: Enable technicians to access work orders, update task statuses, and capture photos and notes while in the field, helping streamline communication and improve efficiency.

Limitations

• Data is difficult to export and import.
• Card isn’t invisible after the work order is closed.
• Tasks are only visible to the assigned person and not team members.

Features Not Fully Supported According to Our Data

• Automatic Downtime Update — Not Supported
• AI-based Parts Forecasting — Not Supported
• Incident Management — Not Supported
• Spare Parts List View — Supported With Workarounds
• Auto-create Corrective Work Orders — Not Supported

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Fiix

Fiix is a cloud-based maintenance management software that manage building maintenance. It offers features such as work order management, asset management, preventive maintenance scheduling and inventory management to help building owners and managers streamline their maintenance processes, reduce equipment downtime and prolong the lifespan of assets.

Highest Rated Features According to Our Data

• Mobile CMMS — 91
• Preventive and Predictive Maintenance — 87
• Purchase Order Management — 85
• Inventory Management— 86
• Maintenance Request Management — 85

Top Benefits

• Automate Communication: Users may configure automated alerts to send emails regarding changes to work orders, low inventory alerts, routine maintenance chores, asset problems and more. Create and distribute automatic reports that notify interested parties, such as plant managers, when an asset becomes inactive.
• Consolidate Asset Details: For quick access and convenient searching, keep thorough records of all assets in a one location. Assets can be given their own QR codes, which you can then print and attach to physical stock or locations.
• Improve Tracking: Keep track of assets that rotate between locations, suppliers and outside contractors, so you always know where your individual assets are.
• Streamline Workflows: To expedite completion, automatically assign teams or individuals to work orders or maintenance tasks.
• Reduce Equipment Failures: Nest preventive maintenance tasks and stack them on work orders to stay ahead on maintenance and prevent total equipment failure.

Primary Features

• Multi-site Management: Help facility managers coordinate multiple sites in real time across time zones, languages and currencies. The rotating asset tracking feature helps manage assets, such as tools, vehicles and spare parts, among facilities.
• Preventive Maintenance: Allow users to schedule tasks and inspections in advance, helping to reduce downtime, extend asset life span and prevent equipment failure.
• Spare Parts Management: Itemize spare parts and other materials inventory in a centralized database for searchability and organization. Set alerts for low-stock thresholds and reorders.
• Work Order Management: Use work order management capabilities to create, assign and track work orders in real-time, helping streamline maintenance tasks and complete them on schedule.
• Multiple Asset Functionality: Create asset hierarchies to organize asset relationships and centralize information into a single database. It allows you to group assets into customized categories and establish standard operating procedures for related assets. Additionally, you can create a single work order that covers multiple assets.

Limitations

• Complex to understand, providing non-essential or limited information.
• Difficult to navigate and make changes in the initial stages.
• Can’t send emails to multiple users.

Features Not Fully Supported According to Our Data

• Offline Meter Readings Capture — Not Supported
• Automatic Downtime Update — Not Supported
• Depreciation Tracking — Not Supported
• Interactive Plans and Mapping— Not Supported
• Embedded External Content — Not Supported

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FTMaintenance

FTMaintenance is a computerized maintenance management system (CMMS) designed to help building owners and managers streamline their maintenance operations. It offers features such as work order management, asset tracking, preventive maintenance scheduling, inventory management and reporting to help facilities teams maintain their building assets and equipment.

Highest Rated Features According to Our Data

• Purchase Order Management — 98
• Maintenance Request Management — 95
• Asset Tracking — 88
• Work Order Management — 85
• Inventory Management — 80

Top Benefits

• Increase Equipment Uptime: Easily schedule and track preventive maintenance tasks for equipment, ensuring proper maintenance and reducing unplanned downtime.
• Improve Regulatory Compliance: Meet compliance requirements for equipment by accessing documentation and reports that demonstrate the same.
• Avoid Overstocking: Manage inventory levels and order parts and supplies when needed, helping to avoid stockouts, overstocking and waste.
• Close Work Orders Quickly: Guide employees through work orders in a stepwise manner. Improve data entry by creating an approval process and customizing fields, so your technicians and managers can complete work orders quicker.
• Digitize Asset Information: Replace hard copies, manuals and spreadsheets by bringing all information about assets, equipment and inventory into one centralized database.

Primary Features

• Asset Management: Manage all company assets and equipment. Keep information such as bills of materials, service history and work orders in a central location for easy access by team members.
• Work Order Management: Automatically generate and monitor work orders. Use a configurable maintenance calendar with schedule views to plan ahead and automate the assignment, distribution and activation of work orders.
• Inventory Management: Monitor MRO stock levels at various plants. Send automated alerts when supplies are running short to keep inventory counts current.
• Maintenance Reports: Produce thorough maintenance reports using the more than 140 built-in reports. Use data views and filters that are customizable to evaluate data and come to informed business decisions.
• Mobile App: Access work orders from anywhere, at any time. Enable field maintenance personnel to use mobile devices to create, track and update maintenance activities.

Limitations

• Limited default reports.
• Difficult to choose and edit custom fields.
• Printing issues after preventive maintenance plans are released.

Features Not Fully Supported According to Our Data

• Warranty Tracking — Not Supported
• Embedded External Content — Not Supported
• AI-based Parts Forecasting — Not Supported
• Android App — Not Supported
• LOTO History — Not Supported

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Limble CMMS

Limble CMMS is a user-friendly platform that helps with maintenance management, inventory management, vendor management, IoT interfaces, work order management, asset management and more.

It offers cloud deployment and native language translation so you can use the platform wherever and however you want.

Highest Rated Features According to Our Data

• Work Order Management — 90
• Mobile CMMS — 89
• Purchase Order Management — 85
• Inventory Management — 83
• Maintenance Request Management — 81

Top Benefits

• Reduce Downtime: Track specific KPIs to identify asset faults and the underlying causes to speed up the repair process. Authorized users can log, assign and report problems to technicians quickly.
• Make Data-driven Plans: Use customized and industry-standard KPI tracking to generate reports on individual assets, metrics or personnel performance. Create specific preventive maintenance plans based on real-time data from operations.
• Empower Maintenance Teams: Manage correspondence, work orders and preventive maintenance plans in a simple interface. Access real-time, actionable insights to stay on top of preventive repairs and always stay informed on crucial asset updates.
• Boost Productivity: Increase productivity at all levels of your company. You can streamline workflows and improve productivity. Streamline workflows with digitized work orders, centralized ticket management and data that syncs automatically across the system.
• Organize Data: Automatically receive generated work orders based on priority and technician assignment to ensure employees complete work orders on time. Attach asset photos to work orders to log problems and maintain visual asset histories.

Primary Features

• Work Order Management: Organize, manage and track work orders in a single database that’s accessible from any device. You may view upcoming tasks in a calendar interface and adjust them by dragging and dropping.
• Reporting: Custom dashboards offer visibility into the organization and insight into operations. Create unique KPIs to monitor measurements, then send them to recipients through email.
• Inventory Management: Observe stock levels by keeping track of deliveries and receipts. To prevent low inventory, set up push or email notifications to trigger at specified thresholds. Technicians can look for items and add them to work orders to make sure the required tools are on hand.
• Asset Management: Store maintenance logs, asset profiles and asset hierarchies in a searchable database that organizes parent-to-child relationships. Managers can use IoT sensors and QR code scanning to track KPIs and view real-time reports on asset information.
• Mobile App: Native iOS and Android apps improve communication and streamline the maintenance workflow. Provides a leaner set of features tailored to the needs of field technicians, such as speech-to-text, work order logs, push notifications and asset search.

Limitations

• Limits capabilities on the mobile app compared to the site.
• Doesn’t include descriptions for alerts and notifications.
• Doesn’t mention stock withdrawal/return per work order.

Features Not Fully Supported According to Our Data

• Automatic Downtime Update — Not Supported
• Depreciation Tracking — Not Supported
• AI-based Parts Forecasting — Not Supported
• Maintenance Request Approval — Not Supported
• User Collaboration in Mobile App — Not Supported

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eMaint

eMaint is a well-known and widely-used maintenance management software offered by Fluke Reliability, a branch of the Fluke Corporation.

Highest Rated Features According to Our Data

• Dashboards and Reports — 100
• Preventive and Predictive Maintenance — 90
• Inventory Management — 90
• Asset Tracking — 82
• Maintenance Request Management — 75

Top Benefits

• Increase Productivity: Preventative maintenance plans and work order management assist technicians in streamlining processes like repairs and job requests, resulting in increased productivity. Both management and technicians can prepare write-ups or work orders without being confined to a desktop.
• Improve Visibility: Condition monitoring, reports and work order management all serve to increase visibility into your organization’s day-to-day operations and workflow transparency.
• Boost ROA: Businesses may optimize their return on assets by maximizing asset uptime, extending asset life spans and decreasing unexpected failures through periodic maintenance activities.
• Streamline Organizational Tasks: Interactive floor layouts and inventory management make it easy to complete organizational tasks. Users can scan barcodes to track inventory, designate equipment that’s been moved on floor plans and create asset hierarchies.

Primary Features

• Asset Management: Monitor asset conditions, assess risks and control their performance over time.
• Work Order Management: Create job requests, improve work completion rates, allocate jobs, keep track of deadlines and retrieve work orders using mobile devices.
• Maintenance Management: Schedule maintenance tasks, assign them to specialists, develop preventative maintenance schedules and streamline repair work.
• Predictive Maintenance: Track the condition of each component of the asset, including flow and pressure, noise, temperature, lubrication, vibration, wear, and corrosion.
• Mobile Maintenance: Use native mobile apps and browser formats to complete maintenance activities while on the go. Work offline and avoiding paper usage.

Limitations

• Reporting is limited to the number of tables that can simultaneously join.
• Drag-and-drop functionality within the scheduler module is missing.
• Only one task is allowed per preventive maintenance task or work order.

Features Not Fully Supported According to Our Data

• Automatic Downtime Update — Not Supported
• Depreciation Tracking — Not Supported
• AI-based Parts Forecasting — Not Supported
• Mobile Push Notifications — Not Supported
• LOTO History — Not Supported

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Types and Use Cases

Building maintenance is often confused with facility management or computer-aided facility management. It’s part of maintenance management which is carried out by CMMS software. If the solution focuses on managing physical assets, it’s carried out by EAM software.

Although there are some key differences between EAM and CMMS, there’s significant crossover between all these categories, and most perform some element of building maintenance.

No matter what you call it, building maintenance encompasses all the factors involved in making a building operate at peak performance. This includes everything from quick fixes to large-scale preventive maintenance tasks.

You can break building management into two service categories: hard and soft service facility management. Hard services typically entail physical and structural elements such as fire alarms, door locks and windows. Soft services include janitorial maintenance, landscaping and other tasks that contribute to the facility without being a physical part of the building.

Building maintenance systems help maintenance managers stay on top of their daily operations and centralize the different steps of facility management, including:

• Monitoring enterprise asset management tasks
• Scheduling repairs
• Crafting preventive maintenance programs
• Generating maintenance work orders
• Managing costs
• Adhering to compliance standards

Businesses that rely on their facility to perform their services, such as schools and hospitals, use CMMS and building maintenance software. Other industries commonly using this software include:

• Mining
• Commercial real estate
• Manufacturing
• Warehousing
• Energy production

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Next Steps

To find the perfect fit software for your unique needs, you need to identify which facility management features you’ll need. Our CMMS requirements template will help you identify and prioritize which building maintenance requirements are most crucial to your organization.

To narrow down your shortlist, go to our CMMS comparison matrix and see how the industry leaders stack up in performance. To get a baseline idea of what you can expect to pay, check out our CMMS pricing guide. Now you should be well prepared to find the perfect building maintenance system for your business!

What do you need from your building maintenance software solution? Let us know in the comments!