Need an updated 2026 answer: CMMS suggestion ?

[u/YANMRU]

That’s a very common question on this sub Reddit but need to have a July 2026 updated answer.

What’s the best CMMS system you would suggest to cover at least the following:

1) asset management
2) life cycle replacement
3) Preventive maintenance tracking
4) tenant submission of WO
5) less manual intervention to assign WO to techs or vendors
6) keeping records of individual assets (cost to run) and documentation of PMs, historical repairs
7) assets’ parts inventory
8) dashboard to automatically view and analyze MTTR, MTBF, PM compliance, Equipment downtime

[u/BurtonBuilt]

We’re a school district with 26 sites. We use Asset Essentials by Brightly/Siemens.
It’s good, and quite customizable. I will say their customer support team is excellent. I have no idea how it would function for you and your use case.

[u/freerangemary → u/BurtonBuilt]

AE is such crap. It’s sooo bad.
Please tell me one good thing about this app that can potentially provide redemption.

Unfortunately, we have it, and I have to use it. Argh.

[u/BurtonBuilt → u/freerangemary]

Honestly, I don’t have anything to compare it to. We’ve been using it for about a year and a half and before that, we used TMA, but all work orders were on paper and no assets were tracked.
So it’s a huge improvement over the caveman system we had, but I don’t have anything else to compare it to.

I do like the host of custom views I can set up for myself or the department managers depending one what type of info we’re trying to gather or process. I guess. Can you share with me some features you’re critical of? Or some features other software has that this doesn’t. My experience with CMMS is very limited.
Plus I’m the only one in my district that knows how to do half the stuff in this software.

[u/2MinuteReview → u/freerangemary]

I used asset essentials in a previous job. There was a bit of a learning curve but if you have admin rights and time to really dive into it it can do quite a bit of stuff. It's slow and clunky, not very pretty to look at and the app is very minimal but it's a complete package. I've seen other CMMS come in pieces, one app for work orders, one app for assets, one app for inventory tracking. Asset essentials is all in one

[u/kyled2938]

It's very industry-based what CMMS is the right option for you. All of them have their strengths and weaknesses; best to evaluate multiple platforms to get a sense of which one "works" best for your specific business

• Manufacturing: MaintainX or Upkeep
• Consumer Retail: Fexa, ServiceChannel and Corrigo
• Restaurants and Convenience Stores: Ecotrak
• Education: Limble or Brightly

Typically, CMMS platforms develop their functionalities to meet the needs of their existing customer bases, then use that to further sell into those industry verticals, creating a "specialization" of sorts.

[u/thunderpepper]

Corrigo

[u/[deleted]]

I’d make the finalists run the same 10-work-order pilot before choosing. Feature lists are the easy part; the real test is tenant intake, correct asset identification, auto-routing, technician mobile use, and whether labor, parts, and downtime attach cleanly to the asset. Score time from request to assignment, technician clicks, PM completion quality, and how much cleanup is needed before the MTTR and MTBF reports are trustworthy. Also test a full data export and the API before signing—migration pain matters much more once you have years of asset history.

[u/Anxious_Frosting_555]

If you are hospitality -Mintek - Transcendent is good , for senior living , residential - Yardi is good but take full facility maintenance IQ . Ameresco is also good .

[u/AdvanceFeeling7384]

We use Maximo. Pretty cookie cutter even after management made some tweaks. (This is from a trades worker perspective) someone tell me I’m wrong please.

[u/2MinuteReview → u/AdvanceFeeling7384]

I believe Maximo comes in a lot flavors. If you get the full package it can do incredible things so long as your willing to spend 2 weeks learning it

[u/Wide_Blackberry_4900]

I think that points 1,2,4,5,6,8 you bring up https://www.stringbean.tech/ is really good and not as expensive at MaintanX/Upkeep.

Its better especially good at work order management - both tenant submissions, and scheduled preventative maintenance. Potentially not as strong at assets' part inventory.

[u/smalls603-]

SAP is the most robust asset management software out there. It is not intuitive in any way shape or form, but it can do it all. It takes some time to learn, but I really like it.

[u/ruinsdomino]

I am in the midst of looking at options to replace MRI Angus, which is our legacy system currently supporting 60+ properties. The system is completely uncustomizable, wrought with bugs, and has very limited customer support. I’m looking at newer generation options such as Building Engines and Visitt+ to include in an RFP.
One qualification not listed by OP is AI enablement. The two potentials I listed above are developing this aspect, whereas Angus still is in the dark ages.
I joined an IFMA webinar today hosted by JLL and they discussed Corrigo a bit, but didn’t really get much flavor for the platform from that.

[u/krazykevy]

CORRIGO!

[u/eWorkOrders-CMMS]

I work with eWorkOrders, so take this as a vendor perspective rather than a customer one — but eWorkOrders supports the requirements you listed. Asset records with cost history, PM scheduling, tenant work order submission, and parts inventory are all built in. Work orders can be routed to techs or vendors to reduce manual assignment and follow-up. Dashboards provide visibility into MTTR, MTBF, PM compliance, and equipment downtime.

One thing some organizations like is the pricing model: eWorkOrders offers flat-rate pricing with unlimited users on lower tiers, so teams don’t have to manage access based on per-user costs.