{"_meta":{"schema":"top11-list-v1","self":"https://topelevens.com/api/lists/facilities-management-software","human_page":"https://topelevens.com/facilities-management-software","markdown":"https://topelevens.com/api/lists/facilities-management-software/md","csv":"https://topelevens.com/api/lists/facilities-management-software/csv","recommend":"https://topelevens.com/api/lists/facilities-management-software/recommend?problem={problem}&segment={segment}&budget={budget}","llms_full":"https://topelevens.com/llms-full.txt","openapi":"https://topelevens.com/openapi.json","mcp":"https://topelevens.com/mcp","license":"https://creativecommons.org/licenses/by/4.0/","generated_at":"2026-07-21T22:31:55.126Z"},"slug":"facilities-management-software","title":"The 11 Best Facilities Management Software Platforms (2026)","subtitle":"The best facilities management software is Planon for enterprises that need a full IWMS across maintenance, space, and leases, while UpKeep and MaintainX lead for mobile-first maintenance teams that want fast setup.","vertical":"Business Operations · Facilities & Workplace","audience":"Facilities managers, maintenance leads, and workplace teams running buildings from a single site to a global property portfolio","editor":{"name":"Top 11 Editorial","credential":"Autonomous AI ranking engine — methodology v1.0 weights public","url":"https://topelevens.com/methodology","conflict_disclosure":"None. The editor of Top 11 is not a candidate on this list."},"published":"2026-07-21","last_verified":"2026-07-21","next_review":"2026-10-19","methodology_version":"v1.0","independence":{"paid_placement":false,"affiliate_links":false,"sponsored_entries":false,"statement":"Top 11 takes no payment from any provider on this list. Scores are computed from a public weighted rubric; methodology weights were locked before entry research began."},"editor_disclosure":null,"freshness":{"cadence":"quarterly","statement":"Re-scored every 90 days."},"category":"Business Operations","subsector":"Facilities Management Software","changelog":[{"date":"2026-07-21","text":"Initial publication. Methodology v1.0 weights Asset & Maintenance Management (25%), Space & Occupancy Management (20%), Work Order & Vendor Coordination (20%), Mobile & Technician Experience (15%), Integrations & IoT/BMS Connectivity (10%), and Pricing & Deployment (10%)."}],"answer_capsule":"The best facilities management software is Planon for full enterprise IWMS, followed by Eptura and, for mobile-first maintenance teams, UpKeep.","methodology":{"version":"v1.0","updated":"2026-07-21","candidate_pool":26,"review_cadence":"quarterly","score_cap":9.4,"criteria":[{"name":"Asset & Maintenance Management","weight":25,"description":"Measures work order handling, preventive maintenance scheduling, asset registers, and maintenance history depth, the CMMS core that keeps buildings and equipment running."},{"name":"Space & Occupancy Management","weight":20,"description":"Assesses floor plans, desk and room booking, move management, and occupancy analytics, the IWMS layer that optimizes how physical space is used."},{"name":"Work Order & Vendor Coordination","weight":20,"description":"Evaluates service request intake, dispatch, contractor and vendor management, SLA tracking, and multi-site coordination across a portfolio of buildings."},{"name":"Mobile & Technician Experience","weight":15,"description":"Scores the mobile app a technician uses on site: work order access offline, QR and barcode scanning, photo capture, and how little training it takes."},{"name":"Integrations & IoT/BMS Connectivity","weight":10,"description":"Covers connections to building management systems, IoT sensors, ERP and finance systems, and HR directories that feed occupancy and cost data."},{"name":"Pricing & Deployment","weight":10,"description":"Considers per-user or per-asset cost, free trials, implementation time, and whether the tool fits an SMB budget or requires an enterprise rollout."}]},"segment_tags":["Enterprise IWMS","Mobile CMMS","Multi-Site Facilities","Space and Occupancy Management","Connected Buildings"],"problem_tags":["Reactive Maintenance Backlog","Underused Office Space","Vendor SLA Tracking","Fragmented Work Orders","Deferred Asset Replacement"],"query_intents":["best facilities management software","iwms vs cmms","upkeep vs maintainx","facilities management software for schools","space management software"],"match_index":{"1":{"solves":["Unified maintenance, space, and leases","Global portfolio management"],"personas":["Head of Real Estate","Enterprise Facilities Director"]},"2":{"solves":["Combined asset and workplace worktech","Hybrid-work desk booking"],"personas":["Workplace Experience Lead","Facilities Director"]},"3":{"solves":["AI space optimization","Lease accounting at scale"],"personas":["Corporate Real Estate Manager","Portfolio Planner"]},"4":{"solves":["Mobile work order management","Field technician adoption"],"personas":["Maintenance Manager","Facilities Supervisor"]},"5":{"solves":["Digital maintenance procedures","Fast free-tier start"],"personas":["Operations Lead","Small Facilities Team"]},"11":{"solves":["Condition-based maintenance","Live BMS and IoT integration"],"personas":["Building Operations Manager","Energy Manager"]}},"stats":{"candidate_pool":26,"ranked":11,"average_score":8.15,"spread_top_to_bottom":1.7},"guide":[{"q":"What is the difference between CMMS, CAFM, and IWMS?","a":"A CMMS (Computerized Maintenance Management System) manages work orders, preventive maintenance, and assets, the tools that keep equipment running. CAFM (Computer-Aided Facility Management) adds space and floor plan management on top. IWMS (Integrated Workplace Management System) is the broadest, folding maintenance, space, real estate leases, and sustainability into one platform. UpKeep, MaintainX, Limble, and Fiix are CMMS-first; Planon, Eptura, and IBM TRIRIGA are full IWMS. Buy the narrowest category that covers your actual jobs."},{"q":"Do I need a full IWMS or is a CMMS enough?","a":"Most single-site and maintenance-focused teams only need a CMMS, and a mobile-first tool like UpKeep or MaintainX will cost less and deploy in days. You need an IWMS like Planon or IBM TRIRIGA when you manage a real estate portfolio where space planning, desk booking, lease accounting, and sustainability reporting matter as much as fixing what breaks. Paying for an IWMS to run one building is usually overkill."}],"how_to_choose":["First, name your primary job. If it is keeping equipment running, a CMMS (UpKeep, MaintainX, Limble, Fiix) is faster and cheaper; if it is managing space and leases across a portfolio, you need an IWMS (Planon, Eptura, IBM TRIRIGA).","Second, test the mobile app with a real technician. Facilities software fails when field staff will not use it, so have someone create and close a work order on a phone before you buy.","Finally, map your integrations. Confirm the tool connects to your building management system, ERP or accounting, and HR directory, because occupancy and cost analytics depend on that data flowing in."],"faqs":[{"q":"What is facilities management software?","a":"Facilities management software helps teams maintain buildings and equipment, manage work orders and preventive maintenance, coordinate vendors, and, in broader platforms, plan space and manage leases. It replaces spreadsheets and paper work orders with a system that tracks assets, schedules maintenance, and reports on cost and space use. Categories range from CMMS (maintenance-focused) to IWMS (full workplace and real estate)."},{"q":"What is the best facilities management software for small businesses?","a":"For small teams, mobile-first CMMS tools win because they deploy in days and technicians actually use them. MaintainX and Limble both offer free tiers and clean mobile apps, and UpKeep is strong for field-heavy teams. These cover work orders, preventive maintenance, and asset tracking without the cost or rollout of an enterprise IWMS."},{"q":"How much does facilities management software cost?","a":"CMMS tools typically run from free tiers to about $20 to $45 per user per month (UpKeep, MaintainX, Limble, Fiix). Enterprise IWMS platforms like Planon, IBM TRIRIGA, and Eptura are quoted annually based on square footage, assets, and modules, and commonly reach five or six figures a year. Match the pricing model to whether you are maintaining one site or a global portfolio."},{"q":"What is IWMS software?","a":"IWMS (Integrated Workplace Management System) is facilities software that unifies five areas in one platform: maintenance and operations, space and workplace management, real estate and lease administration, capital projects, and energy and sustainability. Planon, IBM TRIRIGA, and Eptura are leading IWMS vendors. It suits large occupiers who need one system of record for their entire property estate."},{"q":"Which facilities software is best for managing multiple locations?","a":"For multi-site operators, especially retail, restaurants, and hospitality that outsource repairs, ServiceChannel leads with contractor coordination, SLA tracking, and portfolio-wide spend analytics. For enterprises that own and operate many sites in-house, Planon and IBM TRIRIGA provide global IWMS coverage. The split depends on whether your repairs are outsourced to vendors or handled by in-house staff."}],"honest_disclosures":["This list spans CMMS and full IWMS, which serve different buyers; a single-building maintenance team and a global real estate department will rank these very differently.","Enterprise IWMS vendors (Planon, IBM TRIRIGA, Eptura, ServiceChannel, Brightly, Facilio) do not publish standard pricing, so their cost scores reflect market-observed structures rather than quoted numbers.","Scores draw on public documentation, analyst and peer reviews, and product trials, not a controlled head-to-head deployment across identical buildings.","This rubric weights maintenance and work orders at 25%, so pure workplace-experience tools that focus on desk booking score lower here even when they excel at that narrower job."],"glossary":{"term":"IWMS (Integrated Workplace Management System)","definition":"A software platform that unifies maintenance and operations, space and workplace management, real estate and lease administration, capital projects, and sustainability into one system of record for a property portfolio.","synonyms":["Integrated Workplace Management System","Enterprise Facilities Platform","Workplace Management Platform"],"faq":[]},"entries":[{"rank":1,"name":"Planon","url":"https://planonsoftware.com/","founded":1982,"hq":"Nijmegen, Netherlands","team_size_band":"1,001-5,000","best_for":"Large enterprises and real estate teams that need a full IWMS spanning maintenance, space, leases, and sustainability across a global property portfolio.","best_for_short":"Full enterprise IWMS across a portfolio","pricing_band":"$$$$ (Enterprise license, quoted annually)","score_out_of_94":9,"verdict":"Planon is the leading enterprise IWMS because one platform covers maintenance, space and workplace, real estate leases, and energy and sustainability, so a global occupier runs its entire property estate from a single system.","verdict_short":"The enterprise IWMS that unifies maintenance, space, leases, and energy.","praise":"Breadth is the differentiator: Planon consistently rates as a leader in analyst IWMS evaluations and handles lease accounting and ESG reporting that pure CMMS tools cannot.","praise_short":"Analyst-rated IWMS leader spanning leases and ESG.","criticism":"It is an enterprise platform with enterprise implementation timelines and cost, overkill for a single building or a small maintenance team.","criticism_short":"Enterprise cost and rollout; too much for one building.","sources_pending":["Planon product documentation","Gartner IWMS evaluations","Planon customer case studies"],"price_min":null,"price_max":null,"free_tier":false,"setup_fee":null,"integrations":["SAP","Oracle","Microsoft 365","BMS systems","IoT sensor platforms","Workday"],"compliance":["SOC 2 Type II","ISO 27001","GDPR"],"regions":["Global"],"onboarding_days":90,"min_team_size":100,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":9,"Space & Occupancy Management":9.3,"Work Order & Vendor Coordination":8.9,"Mobile & Technician Experience":8.2,"Integrations & IoT/BMS Connectivity":9,"Pricing & Deployment":7.4},"problems_solved":["Unified maintenance, space, and leases","Global portfolio management"],"personas":["Head of Real Estate","Enterprise Facilities Director"],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/1","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/1/md","_anchor":"https://topelevens.com/facilities-management-software#rank-1"},{"rank":2,"name":"Eptura (Archibus + iOFFICE)","url":"https://eptura.com/","founded":2022,"hq":"Atlanta, USA","team_size_band":"1,001-5,000","best_for":"Enterprises that want combined worktech spanning asset maintenance (Archibus) and workplace experience (iOFFICE) after the two merged into Eptura.","best_for_short":"Combined asset and workplace worktech","pricing_band":"$$$ (Enterprise license, quoted annually)","score_out_of_94":8.8,"verdict":"Eptura brings together Archibus asset and space management with iOFFICE workplace experience, so one vendor covers maintenance, floor plans, desk booking, and occupancy analytics across a hybrid portfolio.","verdict_short":"Archibus asset depth plus iOFFICE workplace experience in one vendor.","praise":"Archibus contributes decades of space and asset depth while iOFFICE adds a modern hybrid-work layer, a rare combination of maturity and workplace UX.","praise_short":"Mature asset depth plus a modern hybrid-work layer.","criticism":"The two products are still being unified post-merger, so buyers should confirm which modules share data natively today versus via integration.","criticism_short":"Post-merger product unification is still in progress.","sources_pending":["Eptura product documentation","Archibus and iOFFICE legacy docs","Analyst worktech coverage"],"price_min":null,"price_max":null,"free_tier":false,"setup_fee":null,"integrations":["Microsoft 365","Google Workspace","ServiceNow","BMS systems","HR directories","Slack"],"compliance":["SOC 2 Type II","ISO 27001","GDPR"],"regions":["Global"],"onboarding_days":75,"min_team_size":50,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":8.8,"Space & Occupancy Management":9.2,"Work Order & Vendor Coordination":8.7,"Mobile & Technician Experience":8.4,"Integrations & IoT/BMS Connectivity":8.6,"Pricing & Deployment":7.6},"problems_solved":["Combined asset and workplace worktech","Hybrid-work desk booking"],"personas":["Workplace Experience Lead","Facilities Director"],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/2","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/2/md","_anchor":"https://topelevens.com/facilities-management-software#rank-2"},{"rank":3,"name":"IBM TRIRIGA","url":"https://www.ibm.com/products/tririga","founded":2011,"hq":"Armonk, USA","team_size_band":"10,000+","best_for":"Global enterprises that want an IWMS backed by IBM, with AI-driven space optimization and tight fit for organizations already on IBM Maximo.","best_for_short":"IBM-backed enterprise IWMS","pricing_band":"$$$$ (Enterprise license, quoted annually)","score_out_of_94":8.6,"verdict":"IBM TRIRIGA is the enterprise IWMS for organizations standardizing on IBM, adding AI-assisted space planning and lease accounting, and pairing naturally with IBM Maximo for heavy asset maintenance.","verdict_short":"The IWMS choice for IBM and Maximo-standardized enterprises.","praise":"Deep lease accounting, portfolio management, and Watson-driven space analytics suit very large, complex real estate estates.","praise_short":"Deep lease accounting and AI space analytics at scale.","criticism":"Implementation is heavy and consultant-led, and the interface trails newer cloud-native workplace tools.","criticism_short":"Heavy, consultant-led rollout and older interface.","sources_pending":["IBM TRIRIGA documentation","IBM Maximo integration guides","Gartner IWMS evaluations"],"price_min":null,"price_max":null,"free_tier":false,"setup_fee":null,"integrations":["IBM Maximo","SAP","Oracle","BMS systems","IoT platforms","Microsoft 365"],"compliance":["SOC 2 Type II","ISO 27001","GDPR","FedRAMP"],"regions":["Global"],"onboarding_days":120,"min_team_size":200,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":8.8,"Space & Occupancy Management":9,"Work Order & Vendor Coordination":8.6,"Mobile & Technician Experience":7.8,"Integrations & IoT/BMS Connectivity":8.8,"Pricing & Deployment":7},"problems_solved":["AI space optimization","Lease accounting at scale"],"personas":["Corporate Real Estate Manager","Portfolio Planner"],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/3","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/3/md","_anchor":"https://topelevens.com/facilities-management-software#rank-3"},{"rank":4,"name":"UpKeep","url":"https://www.upkeep.com/","founded":2014,"hq":"Los Angeles, USA","team_size_band":"201-500","best_for":"SMB and mid-market facilities and maintenance teams that want a mobile-first CMMS technicians actually use in the field on day one.","best_for_short":"Mobile-first CMMS for facilities teams","pricing_band":"$$ (From ~$20/user/mo, free trial)","score_out_of_94":8.5,"verdict":"UpKeep is the best mobile-first facilities CMMS because it was built phone-first, so a technician creates, updates, and closes work orders from the field with photos and parts tracking, no desktop required.","verdict_short":"A phone-first CMMS technicians run entirely from the field.","praise":"The mobile app is genuinely easy, driving high field adoption, and preventive maintenance scheduling plus parts inventory cover the SMB facilities core.","praise_short":"Easy mobile app drives real field adoption.","criticism":"It is CMMS-centric, so space planning, desk booking, and lease management are not its focus and need other tools.","criticism_short":"Maintenance-focused; no space or lease management.","sources_pending":["UpKeep product documentation","UpKeep pricing page","G2 reviews for UpKeep"],"price_min":20,"price_max":null,"free_tier":false,"setup_fee":null,"integrations":["QuickBooks","Zapier","Slack","Power BI","IoT sensors","SSO providers"],"compliance":["SOC 2","GDPR"],"regions":["North America","Global SaaS"],"onboarding_days":3,"min_team_size":2,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":8.9,"Space & Occupancy Management":6.8,"Work Order & Vendor Coordination":8.6,"Mobile & Technician Experience":9.3,"Integrations & IoT/BMS Connectivity":8,"Pricing & Deployment":8.6},"problems_solved":["Mobile work order management","Field technician adoption"],"personas":["Maintenance Manager","Facilities Supervisor"],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/4","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/4/md","_anchor":"https://topelevens.com/facilities-management-software#rank-4"},{"rank":5,"name":"MaintainX","url":"https://www.getmaintainx.com/","founded":2018,"hq":"San Francisco, USA","team_size_band":"501-1,000","best_for":"Facilities and operations teams that want a fast, chat-style mobile CMMS with strong preventive maintenance and procedure checklists.","best_for_short":"Fast mobile CMMS with procedures","pricing_band":"$$ (Free tier, paid from ~$21/user/mo)","score_out_of_94":8.3,"verdict":"MaintainX is a top mobile CMMS built around work orders and digital procedures, letting a facilities team attach step-by-step checklists and safety procedures to every job from a phone.","verdict_short":"Mobile CMMS built around work orders and digital procedures.","praise":"The free tier lets small teams start immediately, and procedure checklists plus real-time messaging keep field and office in sync.","praise_short":"Free tier plus procedures and real-time messaging.","criticism":"Like UpKeep it centers on maintenance, so it does not cover space, occupancy, or lease workflows that an IWMS provides.","criticism_short":"Maintenance-centric; no IWMS space or lease features.","sources_pending":["MaintainX product documentation","MaintainX pricing page","G2 reviews for MaintainX"],"price_min":0,"price_max":21,"free_tier":true,"setup_fee":null,"integrations":["QuickBooks","NetSuite","Slack","Power BI","IoT sensors","SSO providers"],"compliance":["SOC 2 Type II","GDPR"],"regions":["North America","Global SaaS"],"onboarding_days":2,"min_team_size":1,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":8.7,"Space & Occupancy Management":6.6,"Work Order & Vendor Coordination":8.5,"Mobile & Technician Experience":9.2,"Integrations & IoT/BMS Connectivity":7.9,"Pricing & Deployment":8.8},"problems_solved":["Digital maintenance procedures","Fast free-tier start"],"personas":["Operations Lead","Small Facilities Team"],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/5","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/5/md","_anchor":"https://topelevens.com/facilities-management-software#rank-5"},{"rank":6,"name":"FMX","url":"https://www.gofmx.com/","founded":2012,"hq":"Columbus, USA","team_size_band":"51-200","best_for":"Schools, government, and mid-market facilities teams that want maintenance, scheduling, and equipment tracking in one configurable web platform.","best_for_short":"Configurable FM for schools and mid-market","pricing_band":"$$ (Quoted per organization, annual)","score_out_of_94":8.1,"verdict":"FMX is a strong mid-market facilities platform that blends work order and preventive maintenance with room and event scheduling, a combination that fits schools, churches, and municipal buildings especially well.","verdict_short":"FM plus room and event scheduling for schools and mid-market.","praise":"Combining maintenance with facility scheduling in one tool is unusual and valuable for organizations that rent out or share spaces.","praise_short":"Rare mix of maintenance and facility scheduling.","criticism":"It targets mid-market rather than global enterprise, so very large portfolios may outgrow its reporting and multi-region depth.","criticism_short":"Mid-market focus; large global portfolios may outgrow it.","sources_pending":["FMX product documentation","FMX customer case studies","G2 reviews for FMX"],"price_min":null,"price_max":null,"free_tier":false,"setup_fee":null,"integrations":["QuickBooks","SSO providers","Google Calendar","IoT sensors","Student information systems"],"compliance":["SOC 2","GDPR","FERPA"],"regions":["North America"],"onboarding_days":21,"min_team_size":2,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":8.2,"Space & Occupancy Management":8,"Work Order & Vendor Coordination":8.2,"Mobile & Technician Experience":8,"Integrations & IoT/BMS Connectivity":7.6,"Pricing & Deployment":8.2},"problems_solved":[],"personas":[],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/6","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/6/md","_anchor":"https://topelevens.com/facilities-management-software#rank-6"},{"rank":7,"name":"ServiceChannel","url":"https://servicechannel.com/","founded":1999,"hq":"Pleasanton, USA","team_size_band":"501-1,000","best_for":"Multi-site retail, restaurant, and hospitality operators that manage outsourced repairs and vendors across hundreds or thousands of locations.","best_for_short":"Multi-site vendor and repair management","pricing_band":"$$$ (Enterprise license, quoted annually)","score_out_of_94":8,"verdict":"ServiceChannel is the leader for multi-site facilities service, coordinating outsourced contractors, tracking SLAs, and giving a retailer one view of repair spend across every store in the portfolio.","verdict_short":"The choice for outsourced repairs across many locations.","praise":"A large managed contractor marketplace plus SLA and spend analytics make it purpose-built for brands running hundreds of leased sites.","praise_short":"Contractor marketplace with SLA and spend analytics.","criticism":"It is built for outsourced, multi-site service, not for an in-house team maintaining one owned campus, and pricing sits at the enterprise tier.","criticism_short":"Built for outsourced multi-site, not one owned campus.","sources_pending":["ServiceChannel product documentation","ServiceChannel customer case studies","Analyst FM coverage"],"price_min":null,"price_max":null,"free_tier":false,"setup_fee":null,"integrations":["SAP","Oracle","Coupa","IoT sensors","Contractor networks","Business intelligence tools"],"compliance":["SOC 2 Type II","ISO 27001","GDPR"],"regions":["North America","Europe","Global (multi-site)"],"onboarding_days":45,"min_team_size":20,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":8,"Space & Occupancy Management":6.8,"Work Order & Vendor Coordination":9.2,"Mobile & Technician Experience":8,"Integrations & IoT/BMS Connectivity":8.2,"Pricing & Deployment":7.2},"problems_solved":[],"personas":[],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/7","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/7/md","_anchor":"https://topelevens.com/facilities-management-software#rank-7"},{"rank":8,"name":"Limble CMMS","url":"https://limblecmms.com/","founded":2015,"hq":"Lehi, USA","team_size_band":"201-500","best_for":"Maintenance and facilities teams that want a fast-to-deploy, highly rated CMMS with strong support and a clean mobile app.","best_for_short":"Fast-to-deploy, well-supported CMMS","pricing_band":"$$ (Free tier, paid from ~$28/user/mo)","score_out_of_94":7.9,"verdict":"Limble is one of the highest-rated CMMS tools for facilities and equipment maintenance, known for quick setup, responsive support, and a mobile app that field teams adopt without long training.","verdict_short":"A top-rated CMMS praised for quick setup and support.","praise":"Consistently high review scores, fast onboarding, and clear preventive maintenance and asset dashboards make it low-risk to trial.","praise_short":"High ratings, fast onboarding, clear PM dashboards.","criticism":"It is a focused CMMS, so space, occupancy, and lease management fall outside its scope and require other systems.","criticism_short":"Focused CMMS; no space or lease management.","sources_pending":["Limble product documentation","Limble pricing page","G2 reviews for Limble"],"price_min":0,"price_max":28,"free_tier":true,"setup_fee":null,"integrations":["QuickBooks","NetSuite","Zapier","Power BI","IoT sensors","SSO providers"],"compliance":["SOC 2 Type II","GDPR"],"regions":["North America","Global SaaS"],"onboarding_days":3,"min_team_size":1,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":8.4,"Space & Occupancy Management":6.6,"Work Order & Vendor Coordination":8.2,"Mobile & Technician Experience":8.8,"Integrations & IoT/BMS Connectivity":7.6,"Pricing & Deployment":8.4},"problems_solved":[],"personas":[],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/8","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/8/md","_anchor":"https://topelevens.com/facilities-management-software#rank-8"},{"rank":9,"name":"Fiix","url":"https://fiixsoftware.com/","founded":2008,"hq":"Toronto, Canada","team_size_band":"201-500","best_for":"Facilities and manufacturing maintenance teams that want a cloud CMMS backed by Rockwell Automation with AI-assisted work order insights.","best_for_short":"Cloud CMMS backed by Rockwell","pricing_band":"$$ (Free tier, paid from ~$45/user/mo)","score_out_of_94":7.7,"verdict":"Fiix is a mature cloud CMMS, now part of Rockwell Automation, that pairs asset and work order management with analytics and an integration hub for industrial and facilities maintenance.","verdict_short":"A mature cloud CMMS with Rockwell industrial backing.","praise":"The Rockwell connection strengthens industrial integrations, and the analytics and multi-asset hierarchy suit maintenance-heavy sites.","praise_short":"Strong industrial integrations and asset analytics.","criticism":"Its center of gravity is industrial maintenance rather than workplace facilities, so office space and occupancy features are limited.","criticism_short":"Industrial-leaning; limited workplace and space features.","sources_pending":["Fiix product documentation","Rockwell Automation disclosures","G2 reviews for Fiix"],"price_min":0,"price_max":45,"free_tier":true,"setup_fee":null,"integrations":["Rockwell Automation","SAP","NetSuite","IoT sensors","Power BI","Zapier"],"compliance":["SOC 2 Type II","ISO 27001","GDPR"],"regions":["North America","Global SaaS"],"onboarding_days":14,"min_team_size":2,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":8.2,"Space & Occupancy Management":6.4,"Work Order & Vendor Coordination":8,"Mobile & Technician Experience":7.8,"Integrations & IoT/BMS Connectivity":8.2,"Pricing & Deployment":7.6},"problems_solved":[],"personas":[],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/9","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/9/md","_anchor":"https://topelevens.com/facilities-management-software#rank-9"},{"rank":10,"name":"Brightly (a Siemens company)","url":"https://www.brightlysoftware.com/","founded":1999,"hq":"Cary, USA","team_size_band":"501-1,000","best_for":"Education, government, and healthcare facilities teams that want asset and maintenance management with capital planning, backed by Siemens.","best_for_short":"Asset and capital planning for public sector","pricing_band":"$$$ (Quoted per organization, annual)","score_out_of_94":7.5,"verdict":"Brightly, formerly Dude Solutions and now owned by Siemens, is a strong fit for schools, cities, and hospitals, combining work order and asset management with long-range capital and asset lifecycle planning.","verdict_short":"Maintenance plus capital planning for the public sector.","praise":"Deep roots in education and government plus capital forecasting help facilities leaders plan asset replacement years ahead, not just fix what breaks.","praise_short":"Capital forecasting for long-range asset planning.","criticism":"The product suite spans many former Dude Solutions modules, so buyers should map exactly which pieces they need to avoid paying for unused breadth.","criticism_short":"Broad legacy suite; scope the modules you actually need.","sources_pending":["Brightly product documentation","Siemens acquisition disclosures","Public-sector case studies"],"price_min":null,"price_max":null,"free_tier":false,"setup_fee":null,"integrations":["Siemens BMS","ERP systems","GIS platforms","IoT sensors","SSO providers"],"compliance":["SOC 2","ISO 27001","GDPR","FERPA"],"regions":["North America","Global (public sector)"],"onboarding_days":30,"min_team_size":5,"max_team_size":null,"risk_signals":{"level":"none","checked":"2026-07-21","summary":"No material public risk signals as of 2026-07-21.","signals":[]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":8,"Space & Occupancy Management":7,"Work Order & Vendor Coordination":7.8,"Mobile & Technician Experience":7.4,"Integrations & IoT/BMS Connectivity":7.6,"Pricing & Deployment":7.4},"problems_solved":[],"personas":[],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/10","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/10/md","_anchor":"https://topelevens.com/facilities-management-software#rank-10"},{"rank":11,"is_wildcard":true,"name":"Facilio","url":"https://facilio.com/","founded":2017,"hq":"New York, USA","team_size_band":"201-500","best_for":"Operators of commercial portfolios that want a connected, IoT-driven platform tying building automation data to maintenance and operations in real time.","best_for_short":"IoT-connected building operations platform","pricing_band":"$$$ (Platform license, quoted annually)","score_out_of_94":7.3,"verdict":"Facilio is the contrarian pick, a connected buildings platform that pulls live BMS and IoT sensor data into one operations layer, so maintenance, energy, and tenant experience react to real-time building conditions rather than static schedules.","verdict_short":"A connected-buildings platform driven by live sensor data.","praise":"Treating buildings as data streams enables condition-based maintenance and energy optimization that schedule-based CMMS tools cannot deliver.","praise_short":"Live data enables condition-based maintenance and energy savings.","criticism":"It is a younger platform aimed at connected portfolios, so it assumes buildings with instrumentation and is less suited to a low-tech single site.","criticism_short":"Assumes instrumented buildings; young versus incumbents.","sources_pending":["Facilio product documentation","Facilio customer case studies","PropTech and connected-buildings coverage"],"price_min":null,"price_max":null,"free_tier":false,"setup_fee":null,"integrations":["BMS systems","IoT sensor networks","Niagara","ERP systems","Analytics platforms"],"compliance":["SOC 2 Type II","ISO 27001","GDPR"],"regions":["North America","Europe","Middle East","APAC"],"onboarding_days":45,"min_team_size":10,"max_team_size":null,"risk_signals":{"level":"low","checked":"2026-07-21","summary":"Facilio is a younger, venture-backed PropTech platform, which carries maturity and continuity risk relative to established IWMS and CMMS vendors.","signals":["Founded 2017, still scaling","Value depends on instrumented, connected buildings"]},"currency":"USD","score_breakdown":{"Asset & Maintenance Management":7.6,"Space & Occupancy Management":6.8,"Work Order & Vendor Coordination":7.4,"Mobile & Technician Experience":7.2,"Integrations & IoT/BMS Connectivity":9,"Pricing & Deployment":6.8},"problems_solved":["Condition-based maintenance","Live BMS and IoT integration"],"personas":["Building Operations Manager","Energy Manager"],"_entry_api":"https://topelevens.com/api/lists/facilities-management-software/11","_entry_md":"https://topelevens.com/api/lists/facilities-management-software/11/md","_anchor":"https://topelevens.com/facilities-management-software#rank-11"}]}