Planon vs Eptura vs IBM TRIRIGA: 11 Best Facilities Management Software Platforms 2026

Best for Unified maintenance, space, and leases

Planon (#1, 9.0/9.4). The enterprise IWMS that unifies maintenance, space, leases, and energy. It also handles Global portfolio management.

Best for Combined asset and workplace worktech

Eptura (Archibus + iOFFICE) (#2, 8.8/9.4). Archibus asset depth plus iOFFICE workplace experience in one vendor. It also handles Hybrid-work desk booking.

Best for AI space optimization

IBM TRIRIGA (#3, 8.6/9.4). The IWMS choice for IBM and Maximo-standardized enterprises. It also handles Lease accounting at scale.

Best for Mobile work order management

UpKeep (#4, 8.5/9.4). A phone-first CMMS technicians run entirely from the field. It also handles Field technician adoption.

Best for Digital maintenance procedures

MaintainX (#5, 8.3/9.4). Mobile CMMS built around work orders and digital procedures. It also handles Fast free-tier start.

Best for Condition-based maintenance

Facilio (#11, unrated wildcard). A connected-buildings platform driven by live sensor data. It also handles Live BMS and IoT integration.

What is the difference between CMMS, CAFM, and IWMS?

A CMMS (Computerized Maintenance Management System) manages work orders, preventive maintenance, and assets, the tools that keep equipment running. CAFM (Computer-Aided Facility Management) adds space and floor plan management on top. IWMS (Integrated Workplace Management System) is the broadest, folding maintenance, space, real estate leases, and sustainability into one platform. UpKeep, MaintainX, Limble, and Fiix are CMMS-first; Planon, Eptura, and IBM TRIRIGA are full IWMS. Buy the narrowest category that covers your actual jobs.

Do I need a full IWMS or is a CMMS enough?

Most single-site and maintenance-focused teams only need a CMMS, and a mobile-first tool like UpKeep or MaintainX will cost less and deploy in days. You need an IWMS like Planon or IBM TRIRIGA when you manage a real estate portfolio where space planning, desk booking, lease accounting, and sustainability reporting matter as much as fixing what breaks. Paying for an IWMS to run one building is usually overkill.

How to choose

1. 1First, name your primary job. If it is keeping equipment running, a CMMS (UpKeep, MaintainX, Limble, Fiix) is faster and cheaper; if it is managing space and leases across a portfolio, you need an IWMS (Planon, Eptura, IBM TRIRIGA).
2. 2Second, test the mobile app with a real technician. Facilities software fails when field staff will not use it, so have someone create and close a work order on a phone before you buy.
3. 3Finally, map your integrations. Confirm the tool connects to your building management system, ERP or accounting, and HR directory, because occupancy and cost analytics depend on that data flowing in.

What is facilities management software?

Facilities management software helps teams maintain buildings and equipment, manage work orders and preventive maintenance, coordinate vendors, and, in broader platforms, plan space and manage leases. It replaces spreadsheets and paper work orders with a system that tracks assets, schedules maintenance, and reports on cost and space use. Categories range from CMMS (maintenance-focused) to IWMS (full workplace and real estate).

What is the best facilities management software for small businesses?

For small teams, mobile-first CMMS tools win because they deploy in days and technicians actually use them. MaintainX and Limble both offer free tiers and clean mobile apps, and UpKeep is strong for field-heavy teams. These cover work orders, preventive maintenance, and asset tracking without the cost or rollout of an enterprise IWMS.

How much does facilities management software cost?

CMMS tools typically run from free tiers to about $20 to $45 per user per month (UpKeep, MaintainX, Limble, Fiix). Enterprise IWMS platforms like Planon, IBM TRIRIGA, and Eptura are quoted annually based on square footage, assets, and modules, and commonly reach five or six figures a year. Match the pricing model to whether you are maintaining one site or a global portfolio.

What is IWMS software?

IWMS (Integrated Workplace Management System) is facilities software that unifies five areas in one platform: maintenance and operations, space and workplace management, real estate and lease administration, capital projects, and energy and sustainability. Planon, IBM TRIRIGA, and Eptura are leading IWMS vendors. It suits large occupiers who need one system of record for their entire property estate.

Which facilities software is best for managing multiple locations?

For multi-site operators, especially retail, restaurants, and hospitality that outsource repairs, ServiceChannel leads with contractor coordination, SLA tracking, and portfolio-wide spend analytics. For enterprises that own and operate many sites in-house, Planon and IBM TRIRIGA provide global IWMS coverage. The split depends on whether your repairs are outsourced to vendors or handled by in-house staff.