Best CMMS Software (2026): 7 Options Compared
A fair comparison of MaintainX, UpKeep, Limble, Fiix, eMaint, Coast and building your own with Floot, with prices from each pricing page and what to check before you buy.
Key Takeaways
- MaintainX is the most accessible all-rounder. A free Basic plan, published per-user prices, free requester accounts and an offline mode its help center lists on all plans.
- Check which tier holds the features you need. UpKeep lists PM scheduling from Premium and mobile offline mode on Professional; Limble lists meter-based PM and offline mode on Premium+.
- Fiix has the most generous free plan for PM. Its free plan lists unlimited work orders and assets with 25 active PMs.
- eMaint and Limble are quote-based. Neither publishes prices on its pricing page; eMaint lists a 3-user minimum on Professional.
- Building your own fits unusual processes. Floot builds a custom maintenance app with no per-seat pricing, but it is not a packaged CMMS and does not document offline mode.
Quick-Start Prioritization Framework
| Option | Best for | Published starting price | Free option |
|---|---|---|---|
| MaintainX | Most teams wanting a fast start | Essential $20/user/mo billed annually | Basic plan, free |
| UpKeep | Facilities teams wanting a familiar mobile-first CMMS | Essential $24/user/mo | Free trial; free requester and view-only users |
| Limble | Teams that want PM depth and guided setup | Quote via online calculator | Not listed |
| Fiix | Plants that want deep PM on a free or mid-priced plan | Basic $45/user/mo | Free plan |
| eMaint | Regulated, multi-site or calibration-heavy operations | Quote; 3-user minimum on Professional | Not listed |
| Coast | Small teams wanting low per-user cost and chat | Starter from $1.80/user/mo yearly | Free plan |
| Floot (build your own) | Teams whose process does not fit a standard CMMS | Free to start; Pro $25/mo, no per-seat pricing | Free plan |
There are dozens of CMMS products, and most of them do the core job well: requests, work orders, preventive maintenance, assets and a phone app. The differences that decide whether a product works for your team are in the details: which tier includes preventive scheduling or offline mode, how requesters are licensed, whether prices are published, and how much setup help you need. This list covers seven options a maintenance manager is likely to shortlist in 2026, ranked for a typical facilities or plant maintenance buyer. Every price and feature claim comes from the vendor’s own pricing page or help center as of November 2026; check them again before you sign, because tiers change.
How we compared them
We looked at what matters most to a maintenance manager buying a CMMS for a facility, plant or property portfolio, using the functions the U.S. Department of Energy’s O&M Best Practices Guide lists as typical of a CMMS: work order generation and tracking, history by asset, calendar- or run-time-based PM generation, documentation by component, cost tracking, inventory, and mobile input.
For each product we note what its own pricing page or help center says. We do not say a product lacks a feature unless its own pages say so; where a page is silent, we say it does not list it. Prices are in US dollars, per user per month unless stated.
- Preventive maintenance: which tier includes PM scheduling and meter-based triggers.
- Licensing: per-user price, and whether requesters and view-only users are free.
- Mobile and offline: whether offline mode is documented, and on which tier.
- Transparency: whether prices are published.
- Fit: who each option suits best.
1. MaintainX
MaintainX is a work order and preventive maintenance platform with mobile apps, and the easiest of the established products to try without talking to sales.
Best for
Most facilities and plant teams that want a capable CMMS live quickly, with published pricing and a free plan to start.
What it does well
The Basic plan is free with unlimited work orders and procedures and real-time messaging. Requester accounts are free on all plans, so occupants and operators can submit requests without paid seats. Premium adds meter-based maintenance and unlimited analytics history. MaintainX’s help center describes an offline mode in the mobile app that caches work orders and syncs when the connection returns, and lists it as available on Basic, Essential, Premium and Enterprise for full users and administrators.
What to watch
The free plan is limited: 2 active repeating work orders, 2 work orders with attached procedures and 5 with attached images per month, and 1 month of advanced analytics. Essential raises some limits but still caps work orders with procedures at 3 a month and analytics at 3 months; meter-based maintenance is on Premium. Budget for Premium if PM is central to your program.
Price
Basic free. Essential $20 per user per month billed annually or $25 monthly. Premium $65 per user per month billed annually or $75 monthly. Enterprise custom.
2. UpKeep
UpKeep is a long-established mobile-first CMMS with published prices on its first two tiers and an AI assistant included in every plan.
Best for
Facilities teams that want a mainstream CMMS and are happy to buy the Premium tier for preventive maintenance.
What it does well
View-only users, requesters and third-party vendors (who update a specific work order through a public link) do not need paid licenses. Essential includes unlimited work orders and locations. Premium adds PM scheduling, custom checklists, parts and inventory with costing, and time and labor tracking. Professional adds mobile offline mode, an external request portal, full analytics history, asset lifecycle tracking and signature capture. Each plan includes a monthly allowance of credits for UpKeep’s Nova AI.
What to watch
PM scheduling is listed from Premium, not Essential, and offline mode and the external request portal from Professional, which is quote-based. UpKeep also lists optional one-time implementation packages: $500 for training, $1,500 for Quickstart and $5,000 for Advanced.
Price
Essential $24 per user per month. Premium $55 per user per month. Professional and Enterprise by quote. Free trial with no credit card.
3. Limble
Limble is a CMMS that lists unlimited recurring PMs and unlimited work orders on every plan, and prices through an online calculator.
Best for
Teams that want preventive maintenance on every tier and are comfortable getting a calculated quote.
What it does well
Unlimited recurring PMs and unlimited work orders are listed on Standard, Premium+ and Enterprise. Premium+ adds meter and threshold-based PM, automated corrective actions, offline mobile mode, spare parts, vendors, purchase orders and an open REST API. Enterprise adds multi-location tools, custom roles and drag-and-drop scheduling. All plans list a 99.99% uptime SLA and 24/7 support.
What to watch
Prices are not shown on the pricing page; you use the calculator or book a demo. Standard limits work orders with attached procedures and advanced analytics to 3 a month each. Offline mode and meter-based PM are on Premium+.
Price
Through Limble’s online price calculator.
4. Fiix
Fiix is a CMMS aimed at manufacturing and plant maintenance, with a free plan and published per-user prices for its middle tiers.
Best for
Plants and small maintenance teams that want real preventive maintenance on a free plan, and mid-sized operations that want multi-site and advanced PM at a published price.
What it does well
The free plan lists unlimited work requests, work orders and assets, 25 active PMs, downtime tracking, a mobile app, inventory and parts, and email and push notifications. Basic adds unlimited PMs, inspections, reports and scheduling. Professional adds multi-site management, nested PMs, purchasing, asset criticality, advanced analytics and parts forecasting. Fiix’s pricing page says its mobile app lets users update work orders and view asset history even without an internet connection.
What to watch
The free plan has “limited users” without a stated number. The Lite license for operator access requires a paid plan. Failure codes, audit trail, e-signature, condition-based triggers and database export are listed on Enterprise. The pricing page does not say which plans include offline use.
Price
Free $0. Basic $45 per user per month. Professional $75 per user per month. Enterprise custom.
5. eMaint
eMaint, part of Fluke, is a CMMS with strengths in calibration, condition-based maintenance and regulated environments.
Best for
Established, multi-shift or regulated operations, especially those managing calibrations and validated systems, that want an account manager and expert support.
What it does well
Professional includes work orders and PM with checklists, meter readings, downtime tracking, inventory with forecasting and cycle counts, condition-based maintenance triggers, workflow automation, e-signatures, calibration management and a mobile app with offline work mode, plus a dedicated Fluke account manager and sandbox account. Enterprise adds global multi-site operations, single sign-on, API integrations, unlimited request-only portal licenses, QR and barcode scanning, and the eMaint AI Suite.
What to watch
No prices are published. Plans are billed as a prepaid annual commitment, with a 3-user minimum on Professional and 5 on Enterprise. It is more than a small team with one building needs.
Price
By quote; contact eMaint.
6. Coast
Coast is a work order and team communication app with a free plan and low published per-user prices.
Best for
Small maintenance teams that want simple work orders and chat at a low cost per person.
What it does well
The free plan includes unlimited work orders, 5 repeating work orders and real-time messaging. Starter adds unlimited history, unlimited repeating work orders with procedures, time and cost tracking and workflow automations. Pro adds reporting analytics, customizable external request forms, downtime tracking and implementation help.
What to watch
The free plan keeps only 7 days of message and card history and limits uploads to 3 MB. The pricing page lists two price points for Starter and Pro without labeling which applies when, so confirm your price. All members of an organization must be on the same plan. The pricing page does not mention offline mode.
Price
Free $0. Starter and Pro are listed per user per month at $2 or $28 and $4 or $72 monthly respectively (10% less yearly). Enterprise by quote. 7-day Pro trial.
7. Floot (build your own)
Floot is not a CMMS. It is an AI app builder that builds full-stack web apps from plain-English descriptions, so you can build a maintenance app shaped exactly to your process. It belongs on this list because some teams spend months bending a CMMS to fit work that does not look standard.
Best for
Teams whose intake, approvals or reporting are specific to them (a property manager taking requests by email, a school district with its own approval chain), or teams with many occasional users who would each need a paid CMMS seat. It is not the first choice for a buyer who wants a standard CMMS ready on day one.
What it does well
You describe your request types, work order fields, roles and PM schedules, and Floot builds the app with its own Postgres database, sign-up and login (email, Google, Microsoft) with roles, photo storage, email sending and receiving, web and phone push notifications, and scheduled jobs that can create recurring PM work orders. It can also build and submit native iOS and Android apps. There is no per-seat pricing for your app’s users, and you can download the database on every plan.
What to watch
You are responsible for designing and testing the workflow; there is no pre-built CMMS feature set or vendor implementation team. Floot does not document an offline mode, so technicians need a connection to save entries. It does not document built-in barcode scanning or sensor integrations. Native store apps need your own Apple and Google developer accounts, and Google Play publishing needs a paid Floot plan.
Price
Free to start: 100 building actions a day and a one-time $3 hosting allowance. Pro $25 per month with 1,000 building actions a day and $10 of hosting included. Power $100 per month. Hosting beyond the included amount is metered by usage.
Side-by-side: features that decide the choice
This table summarizes what each vendor’s pricing page or help center says. “Not listed” means the page does not mention it, not that the product lacks it.
| Option | PM scheduling | Meter-based PM | Offline mobile | Free requesters |
|---|---|---|---|---|
| MaintainX | All plans (2 active repeating WOs on Basic) | Premium and Enterprise | All plans per help center | Yes, all plans |
| UpKeep | Premium and above | Not listed | Professional and above | Yes |
| Limble | Unlimited recurring PMs on all plans | Premium+ and Enterprise | Premium+ and Enterprise | Not listed |
| Fiix | Free (25 active PMs); unlimited from Basic | Condition-based triggers on Enterprise | Described; plans not specified | Unlimited work requests listed |
| eMaint | Professional and Enterprise | Meter readings on Professional | Professional and Enterprise | Unlimited request-only licenses on Enterprise |
| Coast | 5 repeating on Free; unlimited from Starter | Not listed | Not listed | External request forms on Pro |
| Floot | Built to your spec with scheduled jobs | If you build it | Not documented | No per-seat pricing |
How to choose
Start from your work, not the feature grid.
Write down the five things you must have
For most teams: PM scheduling (and meter-based PM if you have run-hour equipment), free requesters, a phone app technicians like, offline mode if you have plant rooms without signal, and reports on PM compliance. Then find the cheapest tier of each product that lists all five.
Count users honestly
Paid seats are for people who work on work orders. Requesters, view-only staff and vendors are free on several products. Four technicians and a supervisor on a $65 tier is $3,900 a year; five on a $24 tier is $1,440 (simple arithmetic on list prices).
Trial with real data
Load 20 real assets and their PMs, and have two technicians use it for two weeks. The DOE guide’s advice still holds: involve field staff in assessing usability, and watch for feature overload.
Common mistakes when buying a CMMS
These cost teams the most money and time.
- Buying the entry tier and discovering PM scheduling or offline mode is on the next one up.
- Paying for seats for people who only submit requests.
- Skipping implementation and asset data cleanup.
- Choosing on the demo instead of a trial with your technicians.
- Ignoring annual billing terms and minimums on quote-based plans.
- Assuming a feature is missing because a pricing page does not list it, instead of asking the vendor.
Frequently Asked Questions
What is the best CMMS software in 2026?
For most teams, MaintainX is the easiest strong all-rounder to start with, thanks to its free plan, published prices and free requesters. UpKeep, Limble, Fiix and eMaint are strong choices depending on budget, PM depth and regulatory needs.
Which CMMS has the best free plan?
Fiix’s free plan lists unlimited work orders and assets with 25 active PMs. MaintainX Basic is free with unlimited work orders but 2 active repeating work orders. Coast’s free plan has 5 repeating work orders and 7 days of history.
How much does CMMS software cost?
Published prices in November 2026 range from free plans to $20 to $75 per user per month for paid tiers, with enterprise plans and some products (Limble, eMaint) priced by quote.
Which CMMS works offline?
MaintainX’s help center describes offline mode on all plans. UpKeep lists mobile offline mode on Professional, Limble on Premium+, and eMaint on Professional. Fiix’s pricing page describes working without an internet connection.
Do requesters need paid CMMS licenses?
Often not. MaintainX and UpKeep list free requester accounts, and eMaint lists unlimited request-only licenses on Enterprise. Check each vendor’s definition of a user.
Should I build my own maintenance app instead of buying a CMMS?
Buy a CMMS if your process is standard. Consider building, for example with Floot, if your intake or approvals are unusual or many occasional users would need paid seats, and if your technicians usually have a connection.
Sources
- MaintainX, Pricing, 2026 https://www.getmaintainx.com/pricing
- MaintainX Help Center, Offline mode, 2026 https://help.getmaintainx.com/offline-mode
- UpKeep, Pricing, 2026 https://upkeep.com/pricing
- Limble, Pricing, 2026 https://limble.com/pricing/
- Fiix, Pricing, 2026 https://www.fiixsoftware.com/pricing/
- eMaint, Pricing, 2026 https://www.emaint.com/pricing/
- Coast, Pricing, 2026 https://coastapp.com/pricing/
- Floot, Pricing, 2026 https://floot.com/en/pricing