Category · 24 products
EAM and CMMS Software Directory
Maintenance software is bought under two very different labels, and the label decides how the rest of the selection goes. This directory covers both: the enterprise asset management platforms that run an asset's whole financial and reliability life, and the computerised maintenance management systems that run the work.
Every capability recorded here is sourced to the vendor's own documentation and dated. Where something was not checked it says so, rather than being marked absent.
Vendors
Accruent, Asset Panda, Eptura, EZO, Facilio, Fluke Reliability, FMX, Fracttal, IBM, IFS, Limble, MaintainX, MicroMain, MPulse Software, Octave, Oracle, Q Ware, Ramco Systems, Rockwell Automation, SAP, Siemens, TMA Systems, UpKeep
24 matching products · clear filters
Limble CMMS
Limble
Cloud CMMS and asset management platform with unlimited assets, work orders and PM schedules on every tier, an OpenAPI-documented REST API and named ERP and IoT integrations.
Work order management Preventive maintenance scheduling Predictive or condition-based maintenance Mobile technician app
- Cloud
- Commercial
- CMMS
- Small, Medium, Enterprise
MaintainX
MaintainX
AI-assisted CMMS and asset management platform for frontline maintenance teams, with a free tier, published per-user pricing and multi-site reporting on the enterprise plan.
Work order management Preventive maintenance scheduling Mobile technician app Spare parts and inventory
- Cloud
- Freemium
- Hybrid EAM and CMMS
- Small, Medium, Enterprise
UpKeep
UpKeep
AI-native CMMS and asset operations platform covering work orders, preventive maintenance, parts, safety and its own Edge IoT sensors, with a documented REST API.
Asset register and hierarchy Work order management Preventive maintenance scheduling Mobile technician app
- Cloud
- Commercial
- Hybrid EAM and CMMS
- Small, Medium, Enterprise
MPACT CMMS
MPulse Software
MPulse Software's cloud CMMS flagship, successor to the legacy MPulse editions, covering work orders, time, meter and condition-based PM, inventory and reporting.
Work order management Preventive maintenance scheduling Mobile technician app Spare parts and inventory
- Cloud, On-premises
- Commercial
- CMMS
- Small, Medium
Eptura Asset
Eptura
Eptura's cloud asset and maintenance platform, the successor that absorbed both ManagerPlus and the discontinued Hippo CMMS, covering work orders, preventive schedules, parts and purchasing.
Work order management Preventive maintenance scheduling Mobile technician app Spare parts and inventory
- Cloud
- Commercial
- Hybrid EAM and CMMS
- Medium, Enterprise
FMX
FMX
Cloud facilities and maintenance management platform with work orders, preventive maintenance, purchasing, capital planning, facility scheduling and genuine building automation integration, aimed largely at schools and government.
Work order management Preventive maintenance scheduling Mobile technician app Spare parts and inventory
- Cloud
- Commercial
- CMMS
- Small, Medium
MicroMain CMMS
MicroMain
Cloud maintenance platform sold as both CMMS and EAM editions, covering work orders, preventive maintenance, parts, multi-site configuration, barcode tagging and an offline-capable mobile technician app.
Work order management Preventive maintenance scheduling Predictive or condition-based maintenance Mobile technician app
- Cloud, Hybrid
- Commercial
- Hybrid EAM and CMMS
- Small, Medium, Enterprise
EZO EAM
EZO
Asset tracking and management platform, formerly EZOfficeInventory, combining barcode, QR, RFID and GPS tracking and checkout custody with a maintenance module, purchase orders and depreciation.
Work order management Preventive maintenance scheduling Mobile technician app Spare parts and inventory
- Cloud
- Commercial
- Asset tracking
- Medium, Enterprise
Asset Panda
Asset Panda
Cloud asset management platform keeping one configurable record per asset covering location, assignment, condition and history, with mobile scanning, inspection workflows and compliance reporting.
Work order management Preventive maintenance scheduling Mobile technician app Spare parts and inventory
- Cloud
- Commercial
- Asset tracking
- Small, Medium, Enterprise
Facilio Connected CMMS
Facilio
The maintenance module of Facilio's cloud facilities platform, covering work orders, preventive maintenance, inventory, inspections and contractor SLAs, with protocol-level BMS and IoT connectivity.
Work order management Preventive maintenance scheduling Predictive or condition-based maintenance Mobile technician app
- Cloud
- Commercial
- CMMS
- Medium, Enterprise
Q Ware CMMS
Q Ware
Browser-based CMMS with work orders, recurring preventive maintenance, assets, inventory, vendor management, event booking and GIS mapping, sold mainly to schools, healthcare and government.
Work order management Preventive maintenance scheduling Mobile technician app Spare parts and inventory
- Cloud
- Commercial
- CMMS
- Small, Medium
MEX
TMA Systems
Australian-built CMMS, now owned by TMA Systems, covering asset registers, work orders and requests, time and usage-based PM, spare parts, inspections and prestarts, with 200 reports and 99 KPIs.
Work order management Preventive maintenance scheduling Mobile technician app Spare parts and inventory
- Cloud
- Commercial
- CMMS
- Medium, Enterprise
Published comparisons
How to choose
EAM, CMMS, CAFM and APM are not interchangeable
The four categories overlap enough that vendors use the words loosely, and distinct enough that buying the wrong one is expensive. In short:
- CMMS manages maintenance work: assets, work orders, PM schedules, spares and technicians. It answers "what needs doing, by whom, and was it done".
- EAM manages the asset itself across its whole life, including acquisition, cost, depreciation, reliability strategy and disposal, usually with procurement and inventory depth a CMMS does not attempt. It answers "what is this asset costing us and when should it be replaced".
- CAFM is organised around buildings and space rather than equipment, so it adds space planning, occupancy and soft services.
- APM is not a system of record at all. It is the analytics layer predicting failure from condition data, and it needs one of the above underneath it.
The full breakdown, with the overlap mapped module by module, is in CAFM vs CMMS vs EAM vs IWMS and which platform is actually right for you.
Decide the tier before you look at products
The single most useful filter is not a feature. It is whether you need an enterprise EAM or a lightweight CMMS, because the two tiers differ by an order of magnitude in cost, implementation length and the internal capability they assume.
An enterprise EAM earns its cost when you have asset-level financial accountability, regulated reliability obligations, a real storeroom and procurement process, or several thousand assets across multiple sites. A modern CMMS wins when the job is to get work off paper and onto phones quickly, and nobody is going to staff a configuration team. The honest test for whether you have outgrown the lighter tier is in CMMS vs EAM.
Two things reliably push a selection up a tier: procurement that must live in the same system as the work, and multi-site operation where sites need separate data but shared standards. The architecture consequences of the second are in multi-site architecture.
The decisions that outlast the product choice
Two design decisions will shape the system for a decade, and both are made badly more often than the product choice is. The first is the asset register's structure, covered in asset hierarchy design and equipment versus position modelling. The second is the work order taxonomy and failure coding that every later report depends on, in work order types and failure code structure.
Get these wrong and no product will produce trustworthy MTBF or cost-per-asset numbers, because the data was never shaped to answer those questions. Get them right and a modest CMMS will outperform a badly configured enterprise platform.
Deployment and integration
Cloud is now the default and on-premises is the exception, but it is still a live requirement in utilities, defence and some industrial settings. Use the deployment filter above: it is sourced from each vendor's own statements, and it shortens a shortlist faster than any feature comparison. The trade-offs are in cloud versus on-premise and migrating to the cloud.
Three integrations decide most implementations. Finance, because purchase orders and asset costs have to reconcile (CMMS and ERP integration). Condition data, because predictive maintenance is impossible without it (IoT integration with CMMS). And building systems, where alarms should become work orders without a human retyping them (BMS and CAFM reference architecture). Ask for the API documentation during evaluation, not after.
Cost and implementation
Most published prices in this category are per-user per-month figures for the lighter tier. The enterprise platforms quote, and the licence is rarely the largest line: implementation, data migration and integration usually exceed it in year one. Where a vendor publishes a real figure it appears on its profile here with the page it was read from; where none is published the profile says "contact vendor" rather than guessing. What actually drives the total is in what maintenance software really costs, and the sequencing that keeps a project honest is in the implementation plan and data migration strategy.
Budget for the asset register being wrong. It almost always is, and cleaning it is the task that slips.
Industry requirements that change the answer
Some sectors have a non-negotiable requirement that eliminates most of a shortlist on its own: validated change control and asset-level compliance history in healthcare, permit-to-work in oil and gas, regulatory reporting in water, and campus-scale request portals in education. The sector guides covering those are healthcare, oil and gas, manufacturing, water utilities, data centres, education, property portfolios and fleet.
If one of those applies to you, start there and bring the requirement to the shortlist. It is cheaper than discovering it in a demo.
Frequently asked questions
A CMMS manages maintenance work: assets, work orders, PM schedules, spares and labour. An EAM manages the asset across its whole life, adding lifecycle cost, procurement depth, reliability strategy and usually a tighter link to finance. Most enterprise platforms in this directory do both; most lightweight products do the CMMS half well and the EAM half barely. The full comparison is in CAFM vs CMMS vs EAM vs IWMS.
Ask what you must be able to answer. If it is "what work is outstanding and did it get done", a modern CMMS will do it in weeks. If it is "what has this asset cost us over eight years and when should we replace it", you need lifecycle costing and procurement in the same system, which is the enterprise tier. Asset count matters less than financial accountability and regulatory obligation. See CMMS vs EAM.
Because that is what the vendor publishes. The lighter CMMS products mostly list per-user per-month prices and those appear on their profiles with the page the figure was read from. The enterprise EAM platforms quote per deployment and publish nothing, so inventing a figure would be worse than useless. What actually drives the total cost is in what maintenance software really costs.
Several ingest condition data and some include failure prediction, but almost none replace a dedicated analytics layer, and none will predict anything without sensor data and a clean asset register first. Treat predictive capability as a phase two, and check the IoT and BMS integration row in the comparison matrix before believing a demo. Background in condition-based versus predictive maintenance.
A lightweight CMMS can be running real work orders in two to six weeks. An enterprise EAM is a six to eighteen month programme, and the variable is almost never the software: it is asset data quality, integration and process change. Any plan that budgets only for configuration will slip. Sequencing is in the implementation plan.
Because they are different statements. A capability we have not checked is recorded as unverified rather than absent, since treating missing information as a "no" would misrepresent a product we simply have not examined on that point. Every "yes" and "no" here carries a source link and a date.
No, and the profiles say so. They are documentation-based: vendor product pages, documentation and published pricing, each dated. Where our own implementation experience informs a judgement it is labelled as an editorial view rather than a verified fact.
Selecting EAM and CMMS Software?
Independent help building the requirement, shortlisting honestly and designing the integration the chosen system will depend on. No reseller arrangements.
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