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MaintainX

MaintainX is a web-based CMMS tool that can be used on mobile devices. It aims to improve workflow completion and strengthen team communication. It can be used by operational teams in small to large businesses. This solution allow...Read more about MaintainX

4.8 (590 reviews)

159 recommendations

UpKeep

UpKeep is an Asset Operations Management solution that helps businesses scale by giving every Maintenance and Reliability team the tools and information they need to run Operations efficiently and effectively. From your desktop to...Read more about UpKeep

4.6 (1331 reviews)

104 recommendations

Fiix

Fiix is a cloud-based computerized maintenance management system (CMMS) that helps businesses organize their maintenance departments, get on top of maintenance backlog, and work towards preventive maintenance. The CMMS helps man...Read more about Fiix

4.5 (621 reviews)

69 recommendations

eMaint CMMS

Cloud-based eMaint CMMS software by Fluke enables maintenance professionals to monitor, capture, store, and share historical asset performance data and use it to maintain and prolong equipment life. Small or growing organizations ...Read more about eMaint CMMS

4.4 (294 reviews)

52 recommendations

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Limble CMMS

A maintenance solution simple enough that even your boss will use it. Our average customer reduces downtime by 32%, increases productivity by 26%, reduces part spend by 23% and increases asset life by 18%. All of this within a m...Read more about Limble CMMS

4.8 (503 reviews)

47 recommendations

EZOfficeInventory

EZOfficeInventory is a dynamic asset and maintenance management solution tailored for companies of all sizes. The cloud-based software works as you do and is accessible from anywhere and at any time. Track items across locati...Read more about EZOfficeInventory

4.6 (1502 reviews)

29 recommendations

Maintenance Connection

Maintenance Connection is a multi-site, multi-industry Enterprise Asset Management (EAM)/Comprehensive Computerized Maintenance Management System Software (CMMS) that helps businesses avoid asset failure and reduce downtime. Our u...Read more about Maintenance Connection

4.5 (290 reviews)

25 recommendations

Maxpanda CMMS

Maxpanda CMMS is a cloud-based solution that offers a suite of tools which includes integrated asset management, inventory management and preventive maintenance. Property managers and facility directors can choose how they would ...Read more about Maxpanda CMMS

4.4 (198 reviews)

15 recommendations

MaintiMizer

MAINTIMIZER from Ashcom Technologies is a computerized maintenance management system (CMMS) with integrated enterprise asset management (EAM) solution capabilities. MaintiMizer Web offers six modules for managing maintenance act...Read more about MaintiMizer

4.1 (104 reviews)

8 recommendations

CHAMPS

CMMS and enterprise asset management space, CHAMPS offers CMMS/EAM functionality to mid-size and enterprise-level organizations. Asset and maintenance management tools from CHAMPS can help these organizations optimize the lifecycl...Read more about CHAMPS

4.1 (41 reviews)

7 recommendations

iM3 SCM Suite

iM3 SCM’s Smart Warehouse Management (smartWMS) is a cloud-based software offered to its customers as a SaaS Application. iM3 SCM helps clients reduce their implementation costs to help increase ROI and productivity. From mul...Read more about iM3 SCM Suite

4.4 (26 reviews)

6 recommendations

Canfigure

Canfigure is a modular solution CMDB, Asset Management, Service Management, Change Management and more. You can choose the modules that you require and customize them to suit your business. Canfigure comes with all the tools nece...Read more about Canfigure

4.7 (21 reviews)

6 recommendations

Cartegraph Asset Management

Cartegraph is an asset management software designed to help businesses in the government, education, utility and other sectors manage property portfolios, work orders, budgeting and resources. The platform enables administrators t...Read more about Cartegraph Asset Management

4.9 (22 reviews)

5 recommendations

Prometheus Platform

Prometheus Group is a leading global provider of Enterprise Asset Management solutions that work within ERPs, such as SAP, Oracle, and IBM Maximo, spanning the work management cycle from planning and scheduling to shutdowns and tu...Read more about Prometheus Platform

4.4 (11 reviews)

4 recommendations

eWorkOrders CMMS

eWorkOrders is a cloud-based maintenance management solution offering an integrated suite of tools to manage work orders, asset management, inventory management and preventative maintenance. The software solution provides use...Read more about eWorkOrders CMMS

4.9 (96 reviews)

3 recommendations

Sigga EAM Empower

Sigga EAM Power is designed for plant maintenance teams for a step-change improvement in KPIs. The application is provided on a no-code platform for greater flexibility and responsiveness to business changes. No customizations ar...Read more about Sigga EAM Empower

No reviews yet

3 recommendations

IFS Ultimo

IFS Ultimo is a leading SaaS EAM solution focused on maintenance & safety with an unparalleled time to value. IFS Ultimo is well known for rapid deployment, ease of use and seamless integrations. The software combines out-of-the-b...Read more about IFS Ultimo

4.4 (116 reviews)

2 recommendations

IFS Cloud

IFS Cloud is a composable enterprise software application that orchestrates customers, people, and assets to reduce complexity, cost and risk as you plan, manage and optimize critical asset availability, strive for operational exc...Read more about IFS Cloud

3.9 (30 reviews)

2 recommendations

SafetyCulture

iAuditor by SafetyCulture is an inspection checklist application that allows users to build checklists, file reports and conduct inspections through a tablet or mobile phone. The solution is designed for a wide range of industries...Read more about SafetyCulture

4.5 (196 reviews)

1 recommendations

LLumin

LLumin’s operational management software is for industrial plants and facilities with substantial infrastructure that want to minimize production or unplanned machine downtime. LLumin’s operations software monitors assets and...Read more about LLumin

4.5 (41 reviews)

1 recommendations

Buyers Guide

Last Updated: March 16, 2023

Enterprise asset management (EAM) software offers businesses a way to manage maintenance, spare parts inventory and asset tracking across an enterprise. In terms of functionality, EAMs are related to traditional computerized maintenance management systems (CMMS)—but EAM software goes further, helping manage the entire life cycle of equipment and other assets.

In this guide, we’ll describe the common capabilities of EAMs, the benefits they provide and a comparison between EAM and CMMS software. This can help buyers determine the right system for their needs. We’ll cover:

What Is EAM Software?

Common Functionality of EAM Software

What Type of Buyer Are You?

What Is EAM Software?

An EAM system is sometimes described as a “CMMS on steroids,” but this is a bit of an oversimplification. As a starting point, however, let’s review the common functionality of a CMMS:

These tools help users manage the maintenance of assets and equipment, from generating work orders to using reports to identify areas of improvement. Many EAM systems will offer CMMS functionality. But an EAM takes it to the next level, adding complete life cycle management functionality to help users realize the full return on investment in assets.

EAM systems emerged in the 1990s, as tools to take advantage of computer networking via the Internet. Instead of using isolated CMMSs at each facility, companies could adopt just one EAM system and standardize with it across the enterprise.

Today, several CMMS vendors have morphed their product into an EAM system, added features or marketed their system as handling both. So, while the distinction is blurry, the rise of EAM gives larger companies robust tools for their enterprise maintenance goals.

In short, companies will want to use an EAM when taking a more holistic, analytical view of operations. A CMMS is a repository for data—but an EAM system can facilitate data-driven decision-making.

The chart below shows some basic differences between CMMS and EAM functionality:

CMMS

EAM

Track and store machinery and spare parts

Track and store machinery and spare parts as well as broader asset categories, including IT assets and facilities

Analyze data about machine downtime, work order completion rates and maintenance costs

Analyze data about all types of assets and financial information for departments and locations at a high-level

Schedule and track maintenance through work orders

Schedule and track maintenance; plan and follow capital projects through completion

Common Functionality of EAM Software

EAM applications expand the scope of a stand-alone CMMS beyond maintenance management, in order to maximize the useful life of assets. These applications can include:

Asset hierarchy. Forming an asset hierarchy helps keep track of several pieces of equipment across multiple locations. For example, a company may want to group CNC (computer numerical control) machines separate from manually controlled machines, both under the umbrella of “plant machines.” Going further, each CNC machine can be separated into its individual components, giving management a full view of all assets, their component parts and how they are related. In addition, users can assign owners to assets, which helps keep things organized when scheduling work.

Purchasing and procurement management. These tools can help with ordering spare parts, requesting quotes and logging other vendor information. Many systems will remind users to order parts based on established minimums or dates, and can store information about vendors, such as average delivery times and pricing. With this information logged, management can more efficiently manage inventory by generating reports and analyzing data.

Project management. This allows users to generate projects and organize budgets, assets and employees from start to finish. Project management tools can display various metrics and key performance indicators, such as expected finish dates and planned versus actual costs. For example, EAM users may want to track the progress of an equipment overhaul in a particular department, or monitor the construction of a new facility.

Infor-EAM-Project-Management-Metrics

Project management metrics as shown in Infor EAM

Condition monitoring. This application can be found in both a CMMS and an EAM. It offers maintenance personnel a way to monitor an asset’s operating conditions by streaming real-time data, collected via sensors, into the system. This allows for the most accurate readings, so problems are identified as early as possible.

Safety management. This helps management stay on top of all policies related to fostering a safe workplace environment. In it, users can store related documents, define procedures and establish responsibilities for employees in case of workplace hazards.

Inspection management. Manage occasional inspections on equipment, and automatically generate work orders when inspection results fall outside established ranges.

What Type of Buyer Are You?

Before evaluating systems, determine which type of buyer you are:

Small-business maintenance manager. At many companies, a maintenance manager is primarily focused on completing work orders in an appropriate time frame, reducing labor and inventory costs and maximizing the availability of critical equipment. A traditional CMMS can meet these needs, and the extra functionality found in many EAMs—including project management or inspection management—may go unused.

Maintenance manager with multiple locations or facilities. Midsize to large companies are more likely to realize the full value of an EAM’s wide range of functionality. Managers who will be tracking and maintaining assets across an enterprise, with multiple locations and departments, can use an EAM to dissect data and make informed decisions and projections. And, of course, you’ll still get all the benefits of core CMMS features.