7 Best Building Maintenance Software Choices for 2024

Managing buildings can be a headache, but maintenance software makes it easier. These digital tools keep track of asset information, preventive maintenance schedules and work orders — all in one spot. No more lost sticky notes or unorganized spreadsheets — everything’s organized and easy to find. 

Since building maintenance costs can comprise 15 to 40 percent of overall production expenses, maintenance teams would benefit from having building maintenance software that helps them plan regular upkeep and fix urgent issues faster — reducing costs in the process.

What Makes the Best Building Maintenance Software? 

Building maintenance software excels at scheduling various maintenance activities. It manages daily cleanings, monthly inspections and annual equipment checks, ensuring no job slips through the cracks. The software sets up recurring preventive maintenance tasks, sends reminders and adjusts schedules based on equipment usage or tenant needs.

When comparing software solutions, look at how each handles preventive maintenance requests and tracks work orders. Some systems offer tenant portals for easy work request reporting, while others focus on mobile apps for staff to track maintenance tasks in a simple cloud-based computerized maintenance management system (CMMS) solution.

Take it from Tim Choate, founder and CEO of RedAwning, a platform for short-term vacation rental owners and property managers. He says, “Maintenance management software, or CMMS software, brings centralization and structure to property management. Its real-time tracking capabilities and data insights allow us to better forecast expenses, monitor asset conditions and automate task assignments. For instance, scheduling preventive maintenance and managing work orders through CMMS has not only streamlined operations but allowed us to standardize processes across diverse properties, ensuring a consistent quality of service.”

7 Best Building Maintenance Software at a Glance 

Building maintenance software streamlines operations and boosts efficiency for facility managers. The following comparison of seven top solutions for 2024 showcases their strengths, aiding managers in selecting the most suitable option for their needs.

Coast – For Customizable Workflows 

Coast‘s flexible workflows make building maintenance a breeze. Maintenance teams can adapt the software to their specific strategies, making it work for all property management approaches.

Key Features 

• QR code system: Attach codes to equipment for quick information access, and scan with a mobile device to retrieve maintenance history and instructions.
• Notifications and dashboards: Receive automated task reminders and view real-time data on work order metrics, helping prioritize tasks and prevent equipment issues.
• Customizable workflows: Create personalized task lists, checklists and procedures. Adapt the software to match your team’s preferred working methods.

Coast Pros 

• User-friendly dashboards: Each maintenance technician gets a personalized, real-time task list.
• Enhanced work orders: Attach documents, instructions and images directly to work orders.
• Integrated communication: Chat and share photos within the work order system.

Coast Cons 

• Limited integrations: The software may not connect well with other software tools.
• Basic reporting: Advanced data analysis requires a higher-tier plan.

Coast Price

• Free Plan: $0 (includes basic features with unlimited usage)
• Starter Plan: $20/user/month (adds custom views and QR code functionality)
• Pro Plan: $39/user/month (includes all features for comprehensive management)
• Enterprise Plan: Custom pricing for large-scale operations

Note: All paid plans come with a seven-day free trial. Users can always revert to the free plan if needed.

Fiix – For Assigning Work Orders to Third-Party Vendors 

Fiix streamlines maintenance tasks, especially when working with outside contractors. It’s a CMMS solution that’s designed to help your in-house team easily assign and track work orders for third-party vendors.

Key Features

• Work order management: Assign and track tasks for both in-house teams and external vendors. It’s like having a digital dispatcher that never takes a break.
• Mobile-friendly: Access the web-based software system from your phone or tablet.

Fiix Pros

• Easy-to-use interface: Easy to navigate, even for the tech-challenged. Your team can get up to speed quickly without lengthy training.
• Scalable features: The system adapts to your company size, from small businesses to large-scale maintenance. It grows as your needs expand.

Fiix Cons

• Reporting: Users claim that creating reports can be tricky and sometimes inaccurate. You might find yourself double-checking the numbers.
• Feature overload: Some users feel they’re paying for more than they need. It’s like buying a toolbox when all you wanted was a hammer.

Fiix Price

• Free Plan: $0/user (no end date)
• Basic: $45/user/month
• Professional: $75/user/month
• Enterprise: Custom pricing

Note: Fiix offers a free trial period, allowing you to test it before committing. 

eMaint – For Customizable Reporting 

eMaint stands out as a building maintenance software for its highly customizable reporting and analytics features. The software allows users to dive deep into their facility maintenance data, creating tailored reports that fit their needs.

Key Features

• Preventive maintenance: Set up and track regular maintenance work to keep equipment running smoothly. The system helps schedule routine checks and alerts users when it’s time for upkeep.
• Customizable reports: Generate detailed reports on your maintenance operations, from equipment downtime to cost analysis. Users can create and save custom report templates for repeated use.

eMaint Pros

• Simple interface: Most users find eMaint easy to navigate and operate, reducing the learning curve for new team members.
• Reporting integrations: The software connects well with other systems for comprehensive data analysis of building operations, leading to better day-t0-day decision-making.
• Responsive support: Users praise the helpful and attentive customer service team, which can be crucial when dealing with software issues.

eMaint Cons

• Time-consuming setup: Initial customization and data entry can be labor-intensive, requiring significant upfront time investment.
• External work order challenges: Creating work orders for outside contractors can be tricky, which may complicate management of third-party services.
• Limited mobile functionality: Lacks a full-featured mobile app, which may limit on-the-go usage for field technicians.

eMaint Price

• Team: $69/user/month (minimum 3 users)
• Enterprise: $85/user/month (minimum 5 users)
• Enterprise Plus: Custom pricing for larger organizations

Note: eMaint offers a free trial for those wanting to test it out.

Limble CMMS – For Asset Cost & History Tracking 

Limble CMMS offers a comprehensive view of each asset’s lifecycle, enabling maintenance teams to make informed decisions about repairs, replacements and budget allocation. Its focus on detailed asset tracking sets it apart in the maintenance software market.

Key Features

• Work order management: Create, track and prioritize work orders efficiently. Teams can quickly assign tasks and monitor progress through an intuitive interface. The system streamlines the entire process from task creation to completion.
• Consistent design: Mobile and desktop versions share similar looks and functionality, allowing seamless transitions between devices for field technicians and office staff. 

Limble CMMS Pros

• Quick setup: Users report that Limble CMMS is easy to implement, reducing downtime during the transition. The software’s user-friendly design allows teams to start using it effectively with minimal training.
• Supportive team: Customer support is proactive, often addressing issues before users notice them. The level of attentiveness helps maintain smooth operations and minimizes disruptions.

Limble CMMS Cons

• Limited interface flexibility: Some users find the user interface rigid, with few customization options. It may be challenging for teams with unique workflow requirements.
• Reporting challenges: Preventive maintenance reporting can be cumbersome, making long-term trend analysis difficult. Users might need to invest extra time in mastering the reporting tools.

Limble CMMS Price

• Free: $0/user/month
• Standard: $28/user/month
• Premium+: $69/user/month
• Enterprise: Custom pricing

Note: Limble CMMS offers a free trial for interested users, allowing teams to try out its features before committing to a subscription.

MaxPanda – For Easy Communication 

MaxPanda keeps teams synchronized around work orders, helping maintenance staff collaborate effectively. Its user-friendly approach to building management and team coordination makes it stand out.

Key Features

• Intuitive work order creation: MaxPanda’s interface allows users to quickly input details, assign tasks and set priorities without complex navigation. The simplicity reduces errors and speeds up maintenance task initiation.
• Preventive maintenance scheduling: Teams can easily schedule routine maintenance tasks, helping prevent unexpected breakdowns and extend equipment life. The feature saves time and resources over the long term.

MaxPanda Pros

• Easy to learn: Allows new users to become proficient quickly, reducing training time and boosting productivity. It suits teams with varying levels of technical expertise.
• Strong integration capabilities: It integrates well with other products, making it easier to fit into existing tech setups. Organizations aiming for a cohesive digital ecosystem will appreciate this flexibility.

MaxPanda Cons

• Limited work order customization: Some users find the work order templates too rigid, with few options for tailoring to specific needs. Teams with unique maintenance processes may find this frustrating.
• Lack of project management tools: The toolset may be limited in managing larger, multi-step projects. It’s designed more for individual task management than complex project oversight.
• Reporting challenges: Users report difficulty running and customizing reports, potentially hindering data analysis efforts. Teams relying on detailed maintenance analytics may struggle with this limitation.

MaxPanda Price

• Starter: $118/month
• Enhanced: $200/month
• Standard: $255/month
• Professional: $300/month

Note: MaxPanda offers a free trial for those interested in testing its features.

UpKeep – For Prioritizing Work Orders 

UpKeep stands out for its straightforward approach to work order prioritization. The facility management software makes it simple for maintenance teams to sort and manage tasks based on urgency and importance, helping to streamline workflows and improve equipment uptime.

Key Features

• Intuitive work order prioritization: UpKeep’s interface allows users to easily rank and reorganize tasks. Teams can quickly adjust priorities as situations change, ensuring the most critical issues are addressed first.
• Mobile-friendly updates: The mobile app enables technicians to update work orders. Field staff can add notes, change status or upload photos directly from job sites, keeping everyone in the loop in real-time.

UpKeep Pros

• Simple functionality: UpKeep focuses on core maintenance management tasks without unnecessary complications. Users appreciate its straightforward design and ease of use.
• Smooth implementation: Many customers report an easy setup process. The software’s user-friendly nature means teams can often start using it effectively with minimal training.

UpKeep Cons

• Limited customization: The software’s static nature can be challenging for organizations with unique needs. Teams looking for highly tailored solutions might find UpKeep’s options restrictive.
• Potentially overwhelming: While comprehensive, the range of features can be daunting for new users. Some may need time to navigate and fully utilize all the available tools.
• Technical glitches: Some customers report occasional technical issues, which can disrupt workflows and cause frustration.

UpKeep Price

• Lite: $20/user/month
• Starter: $45/user/month
• Professional: $75/user/month
• Business+: Custom pricing

Note: UpKeep offers a free trial for those interested in testing the software’s capabilities.

Propertyware – For Integrated Vendor Invoicing 

Propertyware can manage vendor payments directly within the platform, streamlining the process from work order to payment. 

Key Features

• Propertyware mobile app: Technicians document work with onsite photos. Visual records enhance work order clarity and provide valuable documentation for future reference. The app enables real-time updates, keeping all team members informed with the latest information.
• Integrated vendor invoicing: Users create, send and track vendor invoices without leaving the platform. The integration minimizes lost invoices and accelerates payment, fostering better relationships with service providers.

Propertyware Pros

• Standardized maintenance tasks: Propertyware includes pre-set task lists, improving consistency across properties and teams. These standardized procedures ensure all necessary steps are followed for routine maintenance jobs, reducing errors and enhancing overall service quality.

Propertyware Cons

• Limited in-app messaging: Restricted in-app messaging and communication features may hinder real-time collaboration between team members. The limitation could slow down response times for urgent maintenance issues.
• Lack of customization: Limited customization options can frustrate organizations with unique workflows or specific reporting needs. Some teams might need to adjust their processes to fit the software’s structure due to this inflexibility.

Propertyware Price

• Basic: $1/unit/month (minimum $250/month plus Implementation Fee of 2X the monthly subscription price)
• Plus: $1.50/unit/month (minimum $350/month plus Implementation Fee of 2X the monthly subscription price.)
• Premium: $2/unit/month (minimum $450/month plus Implementation Fee of 2X the monthly subscription price.)

Note: Propertyware offers custom pricing for portfolios with over 500 units and provides a free demo for interested clients.

Finding the Best Building Maintenance Software

Approximately 80 percent of maintenance professionals prefer preventive maintenance, so finding the best building maintenance software is important for any organization.

“Property maintenance software will help significantly in managing tasks, tracking the history of maintenance and the automation of scheduling,” says Jonathan Cobey, CEO of Carolina Home Cash Offer, a Charlotte, N.C.-based, accredited home-buying company. “Everything is kept under one roof for the smooth monitoring of work done, planning future [work] and even budget management.”

Coast stands out with its highly customizable workflows, tailored to fit specific strategies and adapt to various property management approaches. Ready to streamline your maintenance? Sign up for a free Coast account today.