openMAINT

openMAINT is a web-based CMMS for organizations managing facilities, equipment, and related maintenance and logistics. It is best suited to teams that need configurable asset records and spatial views across complex sites. Its breadth is a strength, but mobile access and the self-service portal require a paid annual subscription.

Overview

openMAINT combines property and facility management with preventive and corrective maintenance for sites and registered assets. Its inventory covers real estate, plants, and components, including their status and technical characteristics; spare-parts inventory, logistics, economic management, and energy and environmental functions broaden its scope beyond work orders.

The GNU Affero GPL (AGPL) permits use, distribution, and modification. That flexibility comes with a substantial deployment requirement: openMAINT runs on a web server, with PostgreSQL 17.x, Apache Tomcat 10, and Java 17 among its stated requirements. PostGIS and Docker are optional. Organizations without the capacity to operate this stack may prefer the annual subscription, which includes support and platform updates.

Key features

Asset records and spatial views

Teams can inventory buildings, plants, and components, then georeference assets on territorial maps, 2D GIS layouts built from DWG imports, and 3D BIM models synchronized through IFC files. This makes openMAINT a strong fit where location and building context matter to maintenance decisions, rather than a lightweight tracker for isolated work orders.

Configurable workflows and integration

Users can define data schemes, object types, and attributes, then tailor workflows, reports, filters, and views. Web services, external-system connectors, CSV import and export, and CMIS-compatible document management support connection to broader systems. The breadth is useful for organizations with distinct processes, though it implies more setup than a fixed-purpose maintenance tool.

Maintenance and mobile access

Preventive and corrective maintenance, plus spare-parts inventory, support ongoing facilities operations. A native mobile app is available through the CMDBuild mobile app for Android 5.1 or higher and iOS 11 or higher, but its use requires a maintenance service subscription. Teams expecting mobile use in the free plan should look elsewhere or budget for the subscription.

Pricing

Self-Service — free

The free plan includes space and asset inventory, facility management excluding the Self-Service Portal, logistics, economic management, energy and environment, and GIS and BIM. It excludes both the mobile app and the Self-Service Portal. It suits organizations able to self-manage deployment and support that can work without those two access options.

Annual Subscription — custom pricing

Billed annually for 12 months, the subscription is renewable yearly with no automatic renewal. It covers one production instance; price depends on instance complexity and SLA, including factors such as users, buildings or units, assets, workflows, connectors, clustering, and multitenancy. It includes a certified appliance, help desk, bug fixes with a guaranteed SLA, platform updates, the mobile app, and the Self-Service Portal. This is the better fit for teams that need those services and features, but it is not a fixed-cost alternative to the free plan.

Platforms

openMAINT is web-based and accessible through a browser, and the maker says it runs on Linux, OSX, and Windows. The listed platforms also include Android, iOS, API, and self-hosted deployment. The mobile app has its own subscription requirement, so platform availability does not mean mobile access is included in the free plan.

Who it's for

Its intended users include public administrations, banks, healthcare organizations, schools, service companies, transport operators, industrial companies, and businesses. The strongest case is an organization that manages many kinds of facilities and assets, needs to adapt records and workflows, and can operate a web-server deployment or pay for subscription support. Small teams seeking a ready-to-use, low-overhead work-order tool may find its technical requirements and subscription boundary harder to justify.

Pros and cons

Pros

• Broad facilities scope: Inventory, maintenance, logistics, economic management, energy and environment, and spare parts address more than work orders alone.
• Spatial asset context: GIS maps, DWG-based layouts, and IFC-synchronized BIM models can connect asset records to sites and buildings.
• Adaptable and open-source: AGPL licensing and configurable data, workflows, reports, and views suit organizations that need control over their system.

Cons

• Technical deployment burden: Running a web server with PostgreSQL, Tomcat, and Java calls for operational capacity.
• Key access features cost extra: The free plan excludes the mobile app and Self-Service Portal, both included with the annual subscription.
• Subscription cost is not fixed: Annual pricing depends on instance complexity and SLA, which makes budgeting less straightforward than a set per-seat price.

Alternatives

Property Maintenance Software is a useful category to compare if you are narrowing options for property operations. For a broader maintenance-system comparison, see CMMS Software; if work orders are your focus, compare Work Order Management Software. Teams centered on buildings and facilities can browse Facilities Management Software, while those focused on long-lived asset portfolios can compare Enterprise Asset Management Software.

Choose FlowServIQ instead if a free plan with unlimited work orders and preventive maintenance, a tenant request portal, and asset tracking is more important than openMAINT's GIS and BIM scope; its free plan is limited to one team member. Platuni Maintenance may suit a smaller operation: its free Starter plan supports up to one unit, with maintenance requests, basic work orders, and email support.

TaskEstate is another option for a small property portfolio, with a free plan capped at one user, one property, one building, and 25 units. Visitt is a paid alternative. Fentrica offers modular pricing at €85 a month, with enterprise packages available. Latchel may be worth considering for its Autopilot AI plan, priced as a flat monthly subscription per door, with portfolio pricing on demo and outbound voice included. NetVendor is a paid alternative with annual vendor enrollment fees typically ranging from $49 to $149 per property management company or contractor, if applicable. One by Lessen is another paid option.

Verdict

Choose openMAINT if your organization needs configurable facility maintenance and asset management with GIS or BIM views, and can support a self-hosted deployment or justify an annual subscription. Its AGPL license and broad inventory and maintenance scope are compelling for complex operations. Look elsewhere if you need the mobile app or Self-Service Portal without an annual subscription, or if operating the required server stack is beyond your team's capacity.