openMAINT

openMAINT is an open-source CMMS for organizations managing buildings, equipment, and the maintenance and logistics around them. It suits teams that need configurable asset records and maintenance workflows, especially when sites and technical assets must be viewed spatially. Its strongest case is the breadth of inventory, maintenance, and GIS/BIM tools; the trade-off is that mobile access and the self-service portal require a paid annual subscription.

Overview

openMAINT brings property and facility management into a web-based system. Teams can record real estate, plants, components, status, and technical characteristics, then manage preventive and corrective maintenance for sites and registered assets. Spare-parts inventory, logistics, economic management, and energy and environment functions extend it beyond a simple work-order tracker.

Its open-source AGPL license permits use, distribution, and modification. That flexibility comes with a substantial technical footprint: the stated stack includes PostgreSQL 17.x, Apache Tomcat 10, and Java 17, with PostGIS and Docker optional. Organizations without the capacity to run a web server and manage that stack should weigh the subscription support carefully.

Key features

Asset records and spatial views

Inventory covers properties, plants, and components, while GIS and BIM options can place assets on territorial maps, 2D layouts from DWG imports, and 3D models synchronized through IFC files. This is a meaningful advantage for estates where location and building context matter; it is more capability than a small team tracking a short list of repairs may need.

Configurable processes and connections

Users can model data schemes, object types, attributes, workflows, reports, filters, and views. Web services, external-system connectors, CSV import and export, and CMIS-compatible document management give larger or more varied environments routes to fit openMAINT into existing processes. That configurability broadens its reach, but also makes it better suited to organizations prepared to shape and administer their system than to buyers seeking a narrowly prescribed tool.

Maintenance and mobile access

Preventive and corrective maintenance are both supported, alongside spare-parts inventory. The native CMDBuild mobile app supports Android 5.1 or higher and iOS 11 or higher, but requires a maintenance service subscription. Mobile access is therefore not part of the free plan, despite the app’s broad platform footprint.

Pricing

Self-Service — free

The free plan includes Space & Asset Inventory, Facility Management, Logistics, Economic Management, Energy & Environment, and GIS & BIM. Facility Management excludes the Self Service Portal, and the plan also excludes the Mobile APP. It is the sensible starting point for organizations that can operate the system themselves and do not need those two paid-access features; the AGPL license also allows modification and distribution.

Annual Subscription — custom pricing

Billed annually for 12 months, renewable yearly with no automatic renewal. The subscription covers one production instance, with price based on instance complexity and SLA. It includes a certified appliance, help desk, bug fixes with guaranteed SLA, platform updates, the Mobile APP, and Self-Service Portal. Complexity takes account of users, buildings or units, assets, workflows, connectors, clustering, and multitenancy, so this is a tailored service rather than a predictable per-seat price. It fits organizations that need vendor support, updates, or the excluded mobile and portal capabilities.

Platforms

openMAINT is web-based and accessed in a browser; the maker says it runs on Linux, OSX, and Windows. The listed platform range also includes Android, iOS, API access, and self-hosting. The native mobile app’s subscription requirement matters more than platform availability for teams deciding whether they can use mobile access at no cost.

Who it's for

The intended audience spans public administrations, banks, healthcare organizations, schools, service companies, transport operators, industrial companies, and other businesses. In practice, openMAINT is most compelling where a broad asset register, facility maintenance, configurable workflows, and spatial or BIM context justify operating a full CMMS. It is less compelling for a small property team that needs a lightweight request tool without server administration or paid mobile access.

Pros and cons

• Pro: One system covers asset and space inventory, preventive and corrective maintenance, logistics, and economic management, which suits organizations coordinating more than repairs alone.
• Pro: GIS maps, DWG-based 2D layouts, and IFC-synchronized 3D BIM views give location-aware estates useful context for their records.
• Pro: AGPL licensing and configurable data, workflows, reports, and integrations offer room to adapt the system to organizational processes.
• Con: The free plan excludes both the mobile app and self-service portal, limiting direct mobile and requester access without a subscription.
• Con: The PostgreSQL, Tomcat, and Java requirements make deployment a technical responsibility, not a simple app install.
• Con: Subscription cost depends on instance complexity and SLA, which makes budget comparison harder than a fixed per-seat plan.

Alternatives

For a simpler property-maintenance workflow, FlowServIQ offers a free plan with unlimited work orders and preventive maintenance, a tenant request portal, asset tracking, and one team member; choose it when that focused feature set matters more than openMAINT’s deeper GIS/BIM and configurable facility-management scope.

Platuni Maintenance has a free Starter plan for up to one unit with maintenance requests, basic work orders, and email support. It is a better fit for a very small operation that can work within that one-unit cap.

TaskEstate is worth considering when a web-only property workflow and explicit small-account limits—one user, one property, one building, and up to 25 units on its free plan—match the need better than a self-hosted CMMS.

Consider Visitt if you want a paid alternative for Android, iOS, API, and web. One by Lessen is another paid option across Android, iOS, API, and web.

Fentrica may suit buyers who prefer modular pricing: its listed plan is €85 a month, with pricing varying by modules and portfolio and enterprise packages available. Latchel is a paid alternative with a flat monthly subscription per door and portfolio pricing on demo; its Autopilot AI package includes Outbound Voice. NetVendor is a paid option when vendor enrollment is the relevant need, with an annual enrollment fee typically ranging from $49 to $149 per property management company or contractor, if applicable.

Compare openMAINT with Property Maintenance Software, CMMS Software, Work Order Management Software, Facilities Management Software, and Enterprise Asset Management Software if you are still deciding which category best matches your work.

Verdict

Choose openMAINT if your organization needs a configurable, open-source system that unites facility maintenance with detailed asset records and GIS/BIM context—and has the technical capacity to run it. Its free plan is substantial, but organizations that need the mobile app, self-service portal, or guaranteed support must budget for a custom-priced annual subscription. Look elsewhere for a simpler property workflow or a fixed, straightforward price.