License & Deployment Mix: 16 tools – 1 OSS, 15 SaaS. (OSS and SaaS counts can overlap when an open-source tool also offers a vendor-hosted edition.)
What Is Facility Management?
Computer-Aided Facility Management (CAFM) tools help organizations manage physical buildings, spaces, and infrastructure using digital floor plans, maintenance scheduling, and space analytics. CAFM systems digitize the traditionally manual work of tracking rooms, desks, equipment locations, and building maintenance – replacing spreadsheets and paper-based processes with centralized, searchable databases linked to visual floor plans.
Integrated Workplace Management Systems (IWMS) extend CAFM by unifying facility management with real estate portfolio management, capital project planning, lease administration, and sustainability reporting into a single enterprise platform. IWMS platforms serve as the system of record for an organization’s entire physical footprint – from individual desks to global real estate portfolios.
Together, CAFM and IWMS tools address the full spectrum of facility management needs:
- Space management – interactive floor plans showing room assignments, desk allocations, department layouts, and occupancy status; scenario planning for reorganizations and moves
- Maintenance management – work order creation, assignment, and tracking; preventive maintenance schedules; vendor dispatch; asset condition tracking; integration with building management systems (BMS)
- Room and desk booking – self-service reservation of meeting rooms, hot desks, parking spaces, and shared resources; calendar integration; check-in/no-show handling; digital signage
- Real estate and lease administration – lease terms, rent schedules, critical dates, clause tracking, and compliance with accounting standards (ASC 842 / IFRS 16)
- Capital project management – planning, budgeting, and tracking of construction, renovation, and fit-out projects
- Sustainability and energy – utility consumption tracking, carbon footprint reporting, energy optimization, and ESG compliance
Without facility management tools, organizations struggle with underutilized space, reactive maintenance, lease compliance risks, and inability to plan moves or renovations efficiently. As hybrid work models increase, accurate occupancy data and flexible space booking become critical to right-size real estate portfolios.
The information on these pages was researched by a combination of human review and large language models. To suggest an addition or correction, please contact us. Prepared by Rhodium Systems Inc., author of the ResorsIT platform — a unified IT operations management platform for IT teams and MSPs that integrates a curated suite of open-source, commercial, and SaaS applications into a single system with shared identity, single sign-on, access control, and a common audit trail. Use this catalogue only as a starting point for your own research, and review any tool carefully against your own requirements before relying on it. Catalogue data version 2026.197.
Comparison
This evaluation covers tools for CAFM/IWMS, CMMS, and workplace management across self-hosted and SaaS offerings.
SSO / OIDC (Authentik)
OIDC is the preferred SSO protocol.
| Tool | Admin OIDC | Admin SAML | User SSO | Notes |
|---|---|---|---|---|
| FMX | No | No | No | No SSO support; local authentication only |
| UpKeep | No | Yes | Yes | SAML SSO on Business+ plan; no OIDC |
| Limble CMMS | No | Yes | Yes | SAML on enterprise plan; no OIDC |
| Hippo CMMS | No | No | No | No SSO support; local authentication only |
| MaintainX | No | Yes | Yes | SAML on enterprise plan; no OIDC |
| Archibus | No | Yes | Yes | SAML via ARCHIBUS SSO module; no native OIDC |
| Planon | Yes | Yes | Yes | Native SAML and OIDC; Authentik as IdP |
| iOFFICE | No | Yes | Yes | SAML SSO; no native OIDC |
| Skedda | No | No | No | No SSO support; Google/Microsoft social login only |
| Robin | Yes | Yes | Yes | Native SAML and OIDC; Authentik as IdP |
| OfficeSpace | No | Yes | Yes | SAML SSO; no native OIDC |
| Eptura | No | Yes | Yes | SAML SSO; no native OIDC |
| IBM TRIRIGA | Yes | Yes | Yes | Native SAML and OIDC via IBM Security Verify; Authentik as IdP |
| Nuvolo | No | Yes | Yes | SAML via ServiceNow SSO; no native OIDC |
| Facilio | No | Yes | Yes | SAML SSO; no native OIDC |
Best SSO support: Planon (OIDC, SAML), Robin (OIDC, SAML), IBM TRIRIGA (OIDC, SAML)
No SSO: FMX, Hippo CMMS, Skedda
Deployment Model
| Tool | Self-Hosted | SaaS | Hybrid | Notes |
|---|---|---|---|---|
| FMX | No | Yes | No | SaaS only; cloud-hosted |
| UpKeep | No | Yes | No | SaaS only; mobile-first CMMS |
| Limble CMMS | No | Yes | No | SaaS only; cloud-hosted |
| Hippo CMMS | No | Yes | No | SaaS only; cloud-hosted |
| MaintainX | No | Yes | No | SaaS only; mobile-first |
| Archibus | Yes | Yes | Yes | On-prem (Java) or SaaS; hybrid supported |
| Planon | Yes | Yes | Yes | On-prem or cloud; Java-based |
| iOFFICE | No | Yes | No | SaaS only; Eptura subsidiary |
| Skedda | No | Yes | No | SaaS only; booking-focused |
| Robin | No | Yes | No | SaaS only; workplace platform |
| OfficeSpace | No | Yes | No | SaaS only; workplace planning |
| Eptura | No | Yes | No | SaaS only; merged Condeco + iOFFICE |
| IBM TRIRIGA | Yes | Yes | Yes | On-prem (WebSphere) or IBM Cloud |
| Nuvolo | No | Yes | No | SaaS only; built on ServiceNow |
| Facilio | No | Yes | No | SaaS only; IoT-driven platform |
Self-hosted options: Archibus (Java), Planon (Java), IBM TRIRIGA (WebSphere/Liberty)
SaaS only: FMX, UpKeep, Limble CMMS, Hippo CMMS, MaintainX, iOFFICE, Skedda, Robin, OfficeSpace, Eptura, Nuvolo, Facilio
Core Facility Features
| Tool | Space Planning | Room Booking | Move Mgmt | Asset Track |
|---|---|---|---|---|
| FMX | Basic | Yes | No | Yes |
| UpKeep | No | No | No | Yes |
| Limble CMMS | No | No | No | Yes |
| Hippo CMMS | No | No | No | Yes |
| MaintainX | No | No | No | Yes |
| Archibus | Yes (CAD/BIM) | Yes | Yes | Yes |
| Planon | Yes (CAD/BIM) | Yes | Yes | Yes |
| iOFFICE | Yes | Yes | Yes | Yes |
| Skedda | No | Yes | No | No |
| Robin | Basic | Yes | No | No |
| OfficeSpace | Yes | Yes | Yes | Yes |
| Eptura | Yes | Yes | Yes | Yes |
| IBM TRIRIGA | Yes (CAD/BIM) | Yes | Yes | Yes |
| Nuvolo | Yes | Yes | Yes | Yes |
| Facilio | Yes | Yes | No | Yes |
Full IWMS suite (all four): Archibus, Planon, iOFFICE, OfficeSpace, Eptura, IBM TRIRIGA, Nuvolo
CMMS-focused (asset tracking, no space planning): UpKeep, Limble CMMS, Hippo CMMS, MaintainX
Maintenance & CMMS
| Tool | Work Orders | Preventive Maint | Parts Inventory | Vendor Mgmt |
|---|---|---|---|---|
| FMX | Yes | Yes | No | Basic |
| UpKeep | Yes | Yes | Yes | Yes |
| Limble CMMS | Yes | Yes | Yes | Yes |
| Hippo CMMS | Yes | Yes | Yes | Basic |
| MaintainX | Yes | Yes | Yes | Yes |
| Archibus | Yes | Yes | Yes | Yes |
| Planon | Yes | Yes | Yes | Yes |
| iOFFICE | Yes | Yes | No | Basic |
| Skedda | No | No | No | No |
| Robin | No | No | No | No |
| OfficeSpace | Basic | No | No | Basic |
| Eptura | Yes | Yes | No | Basic |
| IBM TRIRIGA | Yes | Yes | Yes | Yes |
| Nuvolo | Yes | Yes | Yes | Yes |
| Facilio | Yes | Yes | Basic | Yes |
Strongest CMMS: UpKeep, Limble CMMS, MaintainX, Archibus, Planon, IBM TRIRIGA, Nuvolo
No maintenance features: Skedda (booking only), Robin (workplace only)
Workplace & Occupancy
| Tool | Desk Booking | Occupancy | Sensors | Analytics |
|---|---|---|---|---|
| FMX | No | No | No | Basic |
| UpKeep | No | No | Yes (IoT) | Yes |
| Limble CMMS | No | No | Yes (IoT) | Yes |
| Hippo CMMS | No | No | No | Basic |
| MaintainX | No | No | Yes (IoT) | Yes |
| Archibus | Yes | Yes | Yes | Yes |
| Planon | Yes | Yes | Yes | Yes |
| iOFFICE | Yes | Yes | Yes | Yes |
| Skedda | Yes | Basic | No | Basic |
| Robin | Yes | Yes | Yes | Yes |
| OfficeSpace | Yes | Yes | Yes | Yes |
| Eptura | Yes | Yes | Yes | Yes |
| IBM TRIRIGA | Yes | Yes | Yes | Yes |
| Nuvolo | Yes | Yes | Yes | Yes |
| Facilio | No | Yes | Yes (IoT) | Yes |
Strongest workplace: Robin, iOFFICE, Eptura, OfficeSpace (purpose-built for hybrid workplace)
No desk booking: FMX, UpKeep, Limble CMMS, Hippo CMMS, MaintainX, Facilio
API Capabilities
| Tool | API Type | Auth | Webhooks | SDKs |
|---|---|---|---|---|
| FMX | REST | API key | No | None |
| UpKeep | REST | API key, OAuth2 | Yes | None official |
| Limble CMMS | REST | API key | Yes | None official |
| Hippo CMMS | REST (limited) | API key | No | None |
| MaintainX | REST | API key | Yes | None official |
| Archibus | REST, SOAP | API key, OAuth2 | Yes | Java |
| Planon | REST | OAuth2, API key | Yes | Java, .NET |
| iOFFICE | REST | API key | Yes | None official |
| Skedda | REST (limited) | API key | No | None |
| Robin | REST | API key, OAuth2 | Yes | JS (official) |
| OfficeSpace | REST | API key | Yes | None official |
| Eptura | REST | OAuth2, API key | Yes | None official |
| IBM TRIRIGA | REST, OSLC | OAuth2, API key | Yes | Java, Python |
| Nuvolo | REST (ServiceNow) | OAuth2, API key | Yes | JS, Python (ServiceNow SDKs) |
| Facilio | REST | API key, OAuth2 | Yes | None official |
Best API ecosystem: IBM TRIRIGA (REST, OSLC, SDKs), Nuvolo (ServiceNow APIs), Archibus (REST, SOAP, Java SDK)
Limited API: Hippo CMMS, Skedda (minimal endpoints)
Monitoring Integration
Telegraf, Fluent Bit, and Grafana (the monitoring monitoring stack) are evaluated here for each tool’s compatibility.
| Tool | Telegraf | Fluent Bit | Grafana | Notes |
|---|---|---|---|---|
| FMX | No | No | No | No metrics endpoint; SaaS only |
| UpKeep | API polling | Log export | Dashboard | REST API for metrics; no native integration |
| Limble CMMS | API polling | Log export | Dashboard | REST API for metrics; no native integration |
| Hippo CMMS | No | No | No | Limited API; no metrics endpoint |
| MaintainX | API polling | Log export | Dashboard | REST API for metrics; no native integration |
| Archibus | Yes (JMX) | Yes (app logs) | Yes | Java app; JMX metrics via Jolokia; log files |
| Planon | Yes (JMX) | Yes (app logs) | Yes | Java app; JMX metrics; log files via Fluent Bit |
| iOFFICE | API polling | No | Dashboard | REST API polling only; SaaS |
| Skedda | No | No | No | SaaS only; no metrics endpoint |
| Robin | API polling | No | Dashboard | REST API for booking metrics; SaaS |
| OfficeSpace | API polling | No | Dashboard | REST API polling only; SaaS |
| Eptura | API polling | No | Dashboard | REST API polling only; SaaS |
| IBM TRIRIGA | Yes (JMX) | Yes (app logs) | Yes | WebSphere/Liberty JMX; app logs via Fluent Bit |
| Nuvolo | API polling | Log export | Dashboard | ServiceNow APIs for metrics; event export |
| Facilio | API polling | Log export | Dashboard | REST API for IoT/BMS metrics; SaaS |
Best monitoring: Archibus, Planon, IBM TRIRIGA (self-hosted Java; native JMX + log files)
No monitoring path: FMX, Hippo CMMS, Skedda (SaaS with no API or limited API)
Pricing
Self-Hosted
| Tool | License | Free Tier | Paid Tier | Notes |
|---|---|---|---|---|
| Archibus | Proprietary | No | Custom quote | Per-module pricing; enterprise contracts |
| Planon | Proprietary | No | Custom quote | Per-module pricing; enterprise contracts |
| IBM TRIRIGA | Proprietary | No | Custom quote | Per-user or per-sqft; IBM enterprise pricing |
SaaS
| Tool | Free Tier | Entry Price | Mid Tier | Enterprise | Notes |
|---|---|---|---|---|---|
| FMX | No | ~$35/user/mo | ~$50/user/mo | Custom | Request-based pricing tiers |
| UpKeep | Yes (limited) | ~$45/user/mo | ~$75/user/mo | Custom | Starter, Professional, Business+ |
| Limble CMMS | Yes (limited) | ~$28/user/mo | ~$69/user/mo | Custom | Basic, Standard, Premium+ |
| Hippo CMMS | No | ~$35/user/mo | ~$55/user/mo | ~$75/user/mo | Hippo Lite, Plus, Pro |
| MaintainX | Yes (limited) | ~$16/user/mo | ~$49/user/mo | Custom | Basic, Essential, Premium |
| iOFFICE | No | Custom | Custom | Custom | Per-module; contact sales |
| Skedda | Yes (limited) | ~$7/space/mo | ~$15/space/mo | Custom | Per-space pricing model |
| Robin | Yes (limited) | ~$5/user/mo | Custom | Custom | Per-desk or per-user pricing |
| OfficeSpace | No | Custom | Custom | Custom | Per-seat; contact sales |
| Eptura | No | Custom | Custom | Custom | Per-module; contact sales |
| Nuvolo | No | Custom | Custom | Custom | ServiceNow licensing + Nuvolo modules |
| Facilio | No | Custom | Custom | Custom | Per-building or per-sqft pricing |
Most affordable CMMS: MaintainX ($16/user/mo entry), Limble CMMS ($28/user/mo entry)
Most affordable workplace: Robin ($5/user/mo), Skedda ($7/space/mo)
Enterprise pricing (custom quotes only): Archibus, Planon, IBM TRIRIGA, Nuvolo, Eptura, OfficeSpace, iOFFICE, Facilio
Tools
16 tools.
Archibus (Eptura)
Archibus is a legacy Integrated Workplace Management System (IWMS) and one of the longest- established platforms in the facility management market.
License: Proprietary (proprietary) · Kind: web · Deploy: native, saas · SSO: none
Eptura (Condeco + SpaceIQ)
Eptura is a unified workplace management platform formed through the merger of Condeco, SpaceIQ, iOFFICE, and Archibus under the Eptura brand in 2022.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
Facilio
Facilio is an IoT-driven facility operations platform that connects building management systems (BMS), sensors, and facility workflows into a unified cloud platform.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
FMX
FMX is a cloud-based facility management platform designed primarily for education institutions, government agencies, and healthcare organizations.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
Hippo CMMS
Hippo CMMS is a cloud-based facility maintenance management platform designed for organizations that need straightforward work order management, preventive maintenance scheduling, and equipment tracking.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
IBM TRIRIGA
IBM TRIRIGA is an enterprise Integrated Workplace Management System (IWMS) providing real estate portfolio management, capital project management, facility maintenance, space management, and energy/sustainability reporting.
License: Proprietary (proprietary) · Kind: web · Deploy: native, saas · SSO: OIDC
iOFFICE (Eptura)
iOFFICE is a workplace management platform now part of the Eptura family (along with Archibus, Condeco, and SpaceIQ).
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
Limble CMMS
Limble CMMS is a cloud-based maintenance management platform focused on ease of use and rapid deployment.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
MaintainX
MaintainX is a mobile-first work order and maintenance management platform that combines CMMS capabilities with team communication and digital procedures.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
Nuvolo (ServiceNow)
Nuvolo is a connected workplace and facility management platform built natively on the ServiceNow Now Platform, covering maintenance, asset and space management, capital planning, and IoT/BMS integration.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: OIDC
OfficeSpace Software
OfficeSpace Software is a workplace management platform providing space planning, move management, desk booking, and facility request management for mid-size to large organizations.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
openMAINT
openMAINT is an open-source CAFM (Computer-Aided Facility Management) and CMMS (Computerized Maintenance Management System) application for property and facility management.
License: AGPL-3.0-only (OSS) · Kind: web · Deploy: native, docker · SSO: none
Planon
Planon is a European-headquartered Integrated Workplace Management System (IWMS) recognized as a leader in the Gartner Magic Quadrant for IWMS.
License: Proprietary (proprietary) · Kind: web · Deploy: native, saas · SSO: OIDC
Robin
Robin is a hybrid workplace platform focused on desk booking, room scheduling, and occupancy analytics for organizations managing flexible work environments.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: OIDC
Skedda
Skedda is a cloud-based space booking and scheduling platform designed for organizations that need self-service room and resource reservation without the complexity of a full IWMS.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
UpKeep
UpKeep is a mobile-first CMMS (Computerized Maintenance Management System) platform designed for maintenance teams in manufacturing, facility management, and property management.
License: Proprietary (proprietary) · Kind: web · Deploy: saas · SSO: none
