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MaintainX
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
Fiix
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
Reftab
Reftab
Designed for schools and IT departments of any size, Reftab is a free asset management solution that helps administrators track and manage inventory, conduct asset maintenance, and complete work orders. With Reftab's intuitive dra...Read more about Reftab
UpKeep
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
SafetyCulture
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
Metquay
Metquay
Designed commercial calibration labs, Metquay is a calibration lab management solution that streamlines and delivers quality calibrations for all available assets. Key features include asset management, certification/label managem...Read more about Metquay
Asset Performer
Asset Performer
Asset Performer is a cloud asset management platform that lets you gain real-time oversight and easily manage your whole asset estate with an auditable trail of all changes and updates. It's quick to use and accessible from anywhe...Read more about Asset Performer
Facilio
Facilio
Facilio provides a Connected CMMS platform that helps you to unify all your property operations and maintenance to get real-time visibility across your portfolio. Customers in commercial offices, healthcare, retail & higher educa...Read more about Facilio
LLumin
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
iMaint EAM
iMaint EAM
iMaint CMMS/EAM centralizes data and automates maintenance management tasks to help companies resolve critical maintenance challenges and maximize ROI. It boasts a simple and easy-to-use interface, and is highly customizable. Suit...Read more about iMaint EAM
ePAC
ePAC
ePAC is a cloud-based EAM/CMMS solution that provides applications for work order management, preventive maintenance, asset management, scheduling and materials management. It can also be deployed on-premise on Oracle, Microsoft S...Read more about ePAC
MicroMain
MicroMain
MicroMain CMMS/EAM software is a powerful, flexible, & easy-to-use maintenance management software. The software gives you the tools to streamline maintenance operations, maximize productivity, and reduce costs. The platform is ea...Read more about MicroMain
CHAMPS
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
MaintiMizer
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
Tractian
Tractian
TracOS™ is a streamlined system for maintenance management. With an intuitive app, the software gives mobile-first, real-time data to maintenance technicians, while providing industrial decision-makers with comprehensive oversight...Read more about Tractian
Guide Ti
Guide Ti
Guide Ti is an on-premise Computerized Maintenance Management System (CMMS) solution for enterprise-level companies in industries such as agriculture, education, healthcare, pharmaceuticals and more. The solution integrates with E...Read more about Guide Ti
IFS Cloud
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
AVEVA Enterprise Asset Management
AVEVA Enterprise Asset Management
Avantis Enterprise Asset Management (EAM) by Schneider Electric is an enterprise asset and maintenance management solution designed for midsize and large companies. The product is available both in the cloud and on-premise basis. ...Read more about AVEVA Enterprise Asset Management
MEX Maintenance
MEX Maintenance
The MEX CMMS is a robust maintenance management solution that simplifies planning and tracking for a wide range of industries. Using modern and intuitive tools, MEX helps to reduce downtime and boosts productivity through a centra...Read more about MEX Maintenance
NEXGEN
NEXGEN
NEXGEN Asset Management is a cloud-based computer maintenance management (CMMS) and asset management solution suitable for municipalities, facilities and manufacturing industries. It provides inventory management, condition assess...Read more about NEXGEN
Buyers Guide
Last Updated: March 16, 2023Enterprise 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:
Common Functionality of EAM Software
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.
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.