Field Service Management
Maintenance Management

3 Free CMMS Software

Published by in Maintenance Management

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If you’re a technician or an asset manager, you know how overwhelming it can be to keep track of every maintenance request. There is always a broken light to be fixed or the heating, ventilation, and air conditioning (HVAC) that needs an adjustment. Here, computerized maintenance management systems (CMMS) can help you streamline the scheduling of your maintenance work. But, these systems are typically pricey.

The good news is—you don’t always have to pay top dollar to use a CMMS system. There are few CMMS tools that cost nothing to use and you can upgrade to a paid version to access additional features when you scale.

Below, you’ll find three free CMMS software tools (arranged alphabetically) and learn how much each costs to upgrade. Read our selection methodology here.

See all free CMMS tools

This article looks at three free CMMS software products. See the full list of free CMMS tools in Capterra’s software directory.

3 free cmms software

  • Free plan: Supports up to three users and unlimited work orders and assets. Includes email support.
  • Paid plans: Start at $45 per month for a single user.

Fiix is a cloud-based CMMS tool that helps businesses organize their maintenance activities, manage maintenance backlog, and perform preventive maintenance.

The tool helps maintenance teams manage work orders, spare parts, and other physical assets. It helps schedule and track maintenance tasks and keeps a detailed record of each asset’s performance and maintenance history. Its other key features include inventory tracking, interactive calendar, printable QR codes, customizable reports, and multi-site management.

The tool offers mobile apps for iOS and Android devices.

Dashboard in Fiix

Dashboard in Fiix (Source)

  • Free plan: Supports unlimited work orders and assets. Includes knowledge base and email support.
  • Paid plans: Start at $10 per month for a single user.

MaintainX is a cloud-based CMMS tool that helps improve workflow completion and strengthen communication within maintenance teams. It offers facility maintenance teams an internal messaging system that reduces unnecessary emails and speeds up workflows.

The tool allows users to create customized templates such as procedures and checklists. It also allows uploading inspection photos to provide more clarity on the status of an asset or location.

The tool offers mobile apps for iOS and Android devices.

Conducting inspection using MaintainX mobile app

Conducting inspection using MaintainX mobile app (Source)

  • Free plan: Includes work order management, asset management, and checklist templates.
  • Paid plans: Start at $29 per month for a single user.

UpKeep is a CMMS tool that offers core maintenance functionality, such as asset, inventory, and work order management. It helps businesses organize their maintenance activities and perform preventive maintenance. The tool can be deployed in the cloud as well as on the premise.

The tool provides facility maintenance teams with a tasks overview page that shows upcoming work orders along with their due dates, criticality, and assigned workers. While creating new tasks, teams can add notes, assign equipment, color-code priority ratings, etc.

The tool offers mobile apps for iOS and Android devices.

Managing work orders in UpKeep

Managing work orders in UpKeep (Source)

How to choose the right free CMMS tool for your business

These considerations can make selecting a free CMMS tool a little easier:

  • Look for a scalable solution. As your business grows, you’ll need to handle more assets and equipment, manage more work orders, and more complex operations.
  • Compare the free usage limits of the products (such as the number of users and available features) and shortlist tools accordingly.
  • Check the upgrade cost. Discuss the different pricing plans with the CMMS system provider and check if the upgrade cost is within your budget. Also, inquire if there are any hidden costs such as the cost of priority support, training, and data migration.

Common questions to ask while selecting a free CMMS tool

As a maintenance manager, here are a few key questions you can consider asking the software vendor:

  • How frequently do you release new updates? The answer to this will help you gauge how active the vendor is in maintaining and improving the tool. If the vendor hasn’t released an update or a new feature in a while, this can be a sign that you may face challenges in using the tool. Also, check the downtime statistics of the tool.
  • When did you last raise your product price? Some vendors make regular changes to their pricing plans. Knowing this beforehand will help you set up a contract with a fixed price for the subscription period.
  • Will I need additional training to use the tool? Check with the software provider how complex the tool is. Ask if you’ll need additional training to get familiar with its features and if this training will cost you extra.
  • Can I speak to a customer who has used your tool in the past six months? This will help you understand if the vendor puts in efforts to ensure customer satisfaction. If the vendor is reluctant to share the details, then it’s a sign that you may not get the customer service you expect.

How we rate

This article was updated on May 3, 2021. Products considered for this article had to:

  • Have at least 20 unique product reviews published on Capterra within the past two years, with an average rating of 3.0 or higher. We selected the 3 products with the highest ratings to feature in this article.
  • Offer a free, stand-alone version of the software (not a trial version of the software where you must purchase a product after a limited amount of time).
  • Meet our CMMS definition: “CMMS software, also known as a Computerized Maintenance Management System, streamlines maintenance processes, management and planning, helping organizations ensure consistent performance and increased efficiency. By automating and monitoring maintenance schedules, CMMS applications reduce costs and optimize the process of repair and replacement of vital equipment.”
  • The products were also evaluated to assess whether they included the core features mentioned below:
    • Asset management
    • Asset tracking
    • Barcode scanning
    • Audit trail

Products that met all of the above criteria were selected for the article.

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

About the Author

Rahul Kumar

Rahul Kumar

Content Writer at Capterra, passionate about technology and software research. Mechanical engineer, JSS-Noida (India) and MBA, IIT-Roorkee (India). Based in New Delhi, India. I love playing cricket and listening to music.



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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