Field Service Management
Maintenance Management

4 Best Free CMMS Software

By | 8 min read | Published ; Updated on

CMMS software helps businesses automate and streamline maintenance activities.

Maintenance managers face multiple challenges every day—from unplanned equipment downtime and unmanageable maintenance orders to workflow inefficiencies. Switching from reactive to preventive maintenance sounds like a good idea but can be equally exhausting. Fortunately, we have CMMS software to help overcome such challenges.

A computerized maintenance management system (CMMS) helps businesses manage, automate, and streamline maintenance activities, including asset management, maintenance scheduling, and work order tracking, to improve productivity and efficiency.

However, purchasing software can be expensive, especially if you’re on a budget. We went looking for some free CMMS software options to help solve your maintenance challenges while staying within budget. This article lists (alphabetically) the top four free CMMS software based on user reviews and ratings. (Read how we selected these products.)

/Check out the complete list of the best CMMS tools in Capterra’s software directory.
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4 best cmms software

Fiix: Generates AI-powered work order reports

Fiix CMMS is designed to streamline maintenance management and enhance business productivity with work order, asset, and inventory management tools. It helps create, manage, and monitor work orders from a unified platform. Preventive maintenance work orders can be created using date, time, meter, or condition-based triggers.

Fiix maps all your assets and captures the asset history to offer insights into equipment performance and prioritize maintenance of the most used equipment. It has a customizable dashboard that displays real-time information on completed, active, and upcoming maintenance orders.

The software includes an inventory management tool to track inventory levels, perform cycle counts, log and view stock levels, and forecast future orders based on historical as well as real-time data.

Fiix Foresight uses artificial intelligence (AI) to analyze the performance of maintenance orders. It helps identify anomalies that could cause compliance issues, process delays, and equipment downtime and gives suitable recommendations.

Fiix CMMS offers a mobile app for iOS and Android devices to help teams create, complete, and track work orders from anywhere. Its customer support options include live chat, phone, and email.

*Analysis accurate as of June 2022
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Key Features:

  • Inventory management
  • Equipment maintenance
  • Purchase order management
  • Maintenance scheduling
  • Repair tracking
  • Inspection management
Trial/Free Version:
Free Trial
Free Version
Cost to upgrade :

$45 per user, per month

Device Compatibility:


<p><i><span style="font-weight: 400;">CMMS dashboard in </span></i><a href=""><i><span style="font-weight: 400;">Fiix</span></i></a><i><span style="font-weight: 400;"> (</span></i><a href=""><i><span style="font-weight: 400;">Source</span></i></a><i><span style="font-weight: 400;">)</span></i></p>

Fracttal: Uses speed dial to add new assets

Fracttal allows your business to upload asset data, create a maintenance plan, generate work orders, and monitor maintenance activity using real-time analytics.

The software streamlines the process of recording assets with a speed dial feature that lets you add new assets and categorize them based on their location, components, supplies, and more.

After uploading the asset information, you can schedule or reschedule maintenance operations, create to-do lists, and generate new maintenance orders in a single-screen view. You can also use features such as asset grouping and equipment tracking to streamline asset management operations.

With Fracttal’s timeline view, you can reschedule pending work orders and track the status of active tasks. It lets you visualize and monitor maintenance orders in real time and automatically generate reports without wasting time on manual spreadsheets.

Fracttal CMMS offers email and call support. This tool has a mobile app for both iOS and Android devices.

*Analysis accurate as of June 2022
most affordable
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Key Features:

  • Equipment management
  • Equipment tracking
  • Fixed asset management
  • Work order management
  • Maintenance management
  • Predictive maintenance
Trial/Free Version:
Free Trial
Free Version
Cost to upgrade:

$255 per month (billed annually)

Device Compatibility:


<p><i><span style="font-weight: 400;">Work order management in </span></i><a href=""><i><span style="font-weight: 400;">Fracttal</span></i></a><i><span style="font-weight: 400;"> (</span></i><a href=""><i><span style="font-weight: 400;">Source</span></i></a><i><span style="font-weight: 400;">)</span></i></p>

Maintainly: Follows a hierarchical asset management structure

Maintainly helps your business oversee work order, asset, and inventory management. It assists in creating and monitoring preventive as well as unscheduled maintenance tasks. Its maintenance tracking feature notifies you when an asset needs field service, thus helping reduce asset downtime.

Maintainly follows a hierarchical asset management structure—i.e., a logical index to maintain all assets, their components, and functionalities. Its asset movement tracking feature offers access to an asset’s complete maintenance history, including details of routine equipment inspections.

This CMMS software also includes an inventory management system that tracks shipments, forecasts future inventory requirements, and runs cycle counts to maintain optimum stock levels. It lets you categorize products based on size, color, weight, height, batch, date, and serial number to support inventory evaluation and reporting.

Maintainly offers customer support via chat and email. It has a mobile app for Android and iOS devices.

*Analysis accurate as of June 2022
View Profile

Key Features:

  • Purchase order management
  • Work order management
  • Inventory management
  • Asset lifecycle management
  • Preventive maintenance
  • Asset tracking
Trial/Free Version:
Free Trial
Free Version
Cost to upgrade :

$29 per user, per month

Device Compatibility:


<p><i><span style="font-weight: 400;">Work order management on </span></i><a href=""><i><span style="font-weight: 400;">Maintainly</span></i></a><i><span style="font-weight: 400;"> (</span></i><a href=""><i><span style="font-weight: 400;">Source</span></i></a><i><span style="font-weight: 400;">)</span></i></p>

UpKeep: Offers enterprise asset management

Upkeep is a mobile-first CMMS tool that offers work order, asset, and preventive and predictive maintenance management.

Its predictive maintenance feature detects anomalies or possible defects in equipment to help you create required maintenance requests, thus reducing the overall asset downtime.

Using UpKeep CMMS, you can manage and monitor assets from a unified platform. You can assign reactive or preventive maintenance work requests and log them in your calendar. These requests can be filtered by the assigned technician, asset, location, or priority to track specific maintenance processes.

The tool’s enterprise asset management (EAM) feature helps track asset warranties, maintenance requirements, and depreciation. It streamlines maintenance planning and analysis by allowing your maintenance team to attach relevant documents, photos, and manuals to work orders, saving them time spent searching for important information.

*Analysis accurate as of June 2022
best functionality
View Profile

Key Features:

  • Equipment maintenance
  • Inventory management
  • Inspection management
  • Inventory tracking
  • Work order management
  • Maintenance scheduling
Trial/Free Version:
Free Trial
Free Version
Cost to upgrade:

$45 per user, per month

Device Compatibility:


<p><i><span style="font-weight: 400;">Reports dashboard in </span></i><a href=""><i><span style="font-weight: 400;">UpKeep</span></i></a><i><span style="font-weight: 400;"> (</span></i><a href=""><i><span style="font-weight: 400;">Source</span></i></a><i><span style="font-weight: 400;">)</span></i></p>

How to choose the best free CMMS software

Here’s a list of some important factors you must evaluate before finalizing a purchase:

  • Consider the maintenance issues you want to solve. Do you want to switch from reactive to preventative maintenance, eliminate workflow inefficiencies, organize your business assets, manage multiple maintenance requests, or optimize maintenance costs? Having clarity about the internal pain points you’re hoping to solve with a CMMS platform will help you make the right decision.
  • Select a tool that offers multilocation facility management. Your shortlisted CMMS solution should have the capacity to handle several facilities and maintenance orders within a unified platform. It should also improve the transparency of work order management, reduce response time, streamline maintenance requests, and allow users to generate asset health reports over time.
  • Choose a tool that includes enterprise asset management (EAM). EAM helps optimize the utilization of assets to enhance productivity and manage costs. An EAM system monitors an asset’s performance from start to finish, including possible maintenance requirements, related documentation, and associated work orders.
  • Look for preventive maintenance functionality. Preventive maintenance means planned maintenance to prevent equipment failure before it occurs and minimize the risk of asset downtime. It allows you to keep track of important inspections and upgrades for your equipment. Frequent inspections can save you from the heavy costs of repairing or replacing an asset. Preventative maintenance also helps you preplan your maintenance finances and integrate them into your business’s budget.

Common questions to ask when choosing free CMMS software

These are some common questions that you can ask vendors before selecting a free CMMS software solution for your business:

What features do I get with the free plan?

Free plans usually have limited functionality. Therefore, look at all the available features in the free plan to make sure they will still meet your needs.

Does your CMMS tool offer real-time updates on maintenance order status?

Real-time updates on maintenance progress, changes, and sudden bottlenecks will help your managers make necessary decisions quickly to avoid downtime. Before you pick a tool, ask the vendor if their software offers real-time updates and notifications.

Does your software offer maintenance reporting?

Periodic evaluation of key performance indicators (KPIs) is crucial for maintenance management and to ensure the successful completion of work orders. Hence, make sure your selected CMMS offers analytical reporting.

Does your software have a mobile app?

An ideal CMMS tool would have a mobile app that lets you remotely handle maintenance work orders from your mobile. Before investing in a solution, ask the vendor if they have a functional mobile app for their software.

What type of support do I get with the free plan?

Examine the free plan’s customer support options. Sometimes, free software versions don’t get priority support. Check all the available technical support channels such as real-time chat, email, and voice or video call.

How did we choose these products? We didn’t—you did

To find your ideal software match, you need information you can trust so you can save time, stay on budget, and focus more energy on growing your business. It’s why we vet and verify all our user reviews and recommend only the tools endorsed by people like you.

In other words, our product recommendations are never bought or sold, or based on the opinion of a single individual—they’re chosen by your peers, reflecting the views and experiences of our independent base of software reviewers.

​​At Capterra, we objectively select and rank products based on a methodology developed by our research team. Some vendors pay us when they receive web traffic, but this has no influence on our methodology.

To be considered for this list, products had to:

  1. Have at least 20 unique product reviews published on Capterra within the past two years, with an average rating of 3.0 or higher (as of June 02, 2022). We selected the four products with the highest ratings to feature in this article.
  2. Offer a free, stand-alone version of the software—not a trial version where you have to purchase after a certain amount of time to get the full experience.
  3. Meet our definition of CMMS software: ”Computerized maintenance management (CMMS) software helps businesses manage, automate, and streamline maintenance activities (including asset management, schedule maintenance, and work order tracking) to improve efficiency. This software is an upgrade to maintenance management software, and is primarily used by asset-intensive industries (such as oil and gas companies) to plan, track, and measure the maintenance operation.”

The “best functionality” tool is identified based on the highest user ratings for functionality that a vendor received based on publicly available reviews as of June 02, 2022.

The “most affordable” tool is identified based on the lowest pricing a vendor offered on their website in terms of cost to upgrade as of June 02, 2022.

Product research for this article was contributed by Himanshi Arora.

Looking for CMMS software? Check out Capterra's list of the best CMMS software solutions.

About the Author

Barkha Bali

Barkha Bali

Barkha Bali is a writer at Capterra, providing expert insights to help small businesses identify the right software for their needs by analyzing user reviews data for the highest rated products in relevant software categories. She has worked in finance, lifestyle, education, and medical. With expertise in marketing and content strategy, Barkha’s work has been featured in Medium and educational websites. When not working, she can be found re-watching “The Office” or “Brooklyn Nine-Nine.”

Related Reading



Comment by Dan Taylor on

Re: Quetzal Acosta

Have you tried Comma CMMS? That runs just $10 per user per month.

Comment by Quetzal Acosta on

Hi, thanks for this guide. I will definitely explore some of the options you recommend here. I manage a really small maintenance team for a boutique hotel, and I would like to bring something that could help us assign and keep track of our maintenance work, as well as keeping an inventory of the physical assets in our facility. I tried Fiix, which I really liked, but, in all honesty, too expensive. I guess we are truly small, within the small business category. I need to connect at least 3 to 4 users (between technicians and supervisors) and $30-$40 per user, per month, is just too high for us. What would you recommend, given our budget limitations? Thank very much.

Comment by denis moreeuw on

Does anyone knows a CMMS that supports android? Anyone of above?

Comment by Jaidyn Moore on

Work orders are the hub of the maintenance management system. Along with providing a digital form rather than traditional paper-based work orders, a CMMS work order represents the central element of your maintenance database. Though I have tried a lot of CMMS for my company, and we did not find what we expected. But a few months ago, I tried and found it awesome!!

Comment by Matt on

How about, anybody use it?


Why OpenERP is not listed? It has also the Mainenance Scheduling feature


Comment by Bryan Christiansen on

Great list except you should add There is a subscription cost, however, the tool is low cost and very easy to use.

Comment by Benjamin Gabay on

I would suggest as well Twimm, which is one of the best CMMS. It’s for french people though (at the moment)
If you want to have a look at it :


Comment by Geoff Hoppe on


Comment by software for asset management on

Thank you for your attention to detail and great writing style. Your professionalism shows in your article. I like your interesting views and appreciate your unique ideas. This is quality.

Comment by Daniel Adeniji on

Thanks for placing in the Public Domain.

A lot of hard, thoughtful work.

Daniel Adeniji

Comment by Erwan Le BRUCHEC on


I’ve try a lot of CMMS for my companie, and we did not find what we expected. But a few month ago, I try, it’s a maintenance social network and it’s awesome.

Maybe you can try it.

Cheers, Erwan


Comment by Ryan Chan on

Check out UpKeep!

We are currently a 100% CMMS for small businesses. Many of the others only offer a free trial period.


Comment by Andrew Marder on

Thanks for the comments, folks.

Comma has a free lite version which you can see here:

We wanted to include open source projects to give buyers some more options when looking into some of the less mainstream CMMSs out there. Sorry if there was any confusion around that.

SS CMMS has switched to a pay model (although it’s only $50 a year). This is a recent development that stems from some personal issues the developer is going through. I’ll be updating the listing soon to include the new info, and thanks for the keen eye.


Comment by Juanjo on

At 01/01/16 none of this software are free, most are open source, but wich price.

Comment by SpacemanSpiff on

Unfortunately, SS-CMMS is not free.
They offer a free one month trial. A subscription is $48.00 a year.

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