CMMS for hotels: UpKeep, MaintainX, Limble or hotel software

General CMMS or hotel maintenance software

Both kinds of software do the core job: a list of equipment, preventive maintenance plans that create work on schedule, work orders with photos and checklists, and a history of every repair. The difference is what they know about.

A general CMMS knows about assets and locations. It is built for factories, offices, schools, gyms and hotels alike. Hotel maintenance software also knows about rooms, guests and arrivals. It knows that room 214 is occupied until Thursday, that the guest in 411 asked for help an hour ago, and that the room with the leaking AC must not be given to the 3 PM arrival.

Neither is better in general. The right one depends on how much of your maintenance is tied to rooms and guests, and how many people need to use it.

What the general CMMS tools publish

Facts from each vendor's own website, checked on November 3, 2026. Prices are in US dollars per user per month.

Sources: UpKeep pricing, MaintainX pricing, MaintainX hospitality, Limble pricing, Limble hospitality, Fiix pricing.

All four offer mobile apps. UpKeep and MaintainX link to the App Store and Google Play, Limble lists web, iOS and Android, and Fiix says its mobile app works without an internet connection. UpKeep lists its external request portal in the Professional plan, which is priced by quote.

What it costs at hotel team sizes

This is plain arithmetic from the published prices above, per month, before tax. It does not include plans priced by quote, and it counts only full users.

Read the first column honestly. If only two or three engineers need full accounts and everyone else reports through free requester accounts, an entry plan from UpKeep or MaintainX costs less than Turndown. Two engineers on MaintainX Essential billed annually is $40 a month.

The question is who in your hotel needs more than a request form. In most hotels it is more people than it first looks:

• Housekeepers who report a fault and also want to see when it is fixed so they can finish the room.
• The housekeeping supervisor who needs to know which rooms are held for repairs before planning the day.
• The front desk and the night auditor, who need to tell a guest what is happening with their request.
• The duty manager who takes over the backlog at the weekend.

Before you compare prices, ask each vendor exactly what a free requester account can see and do, then count your users again.

What hotel maintenance software adds

This is what Turndown does that a general CMMS does not do out of the box. Other hotel platforms cover some of the same ground; see the full comparison.

• Rooms with occupancy and statusA room board by floor with who is in house, arriving and departing, and each room's housekeeping status, read from Cloudbeds, Mews or Apaleo, or from a CSV export of any other PMS. The board shows when the last sync ran.
• Repairs that hold the roomA room can be held out of order while its repair is open and is released when the job closes, coming back as dirty so it is cleaned before it is sold. A vacant room with an open urgent or high-priority job cannot be released as clean without a supervisor. How out of order rooms work.
• Room status back to the PMSTurndown sends clean and dirty status back to Cloudbeds, and room states back to Mews and Apaleo, so the front desk sees the same picture.
• Guest requests from the roomA QR code in each room opens a guest page in English, Spanish, French, German or Portuguese. The request arrives as a job with the room already attached, and the guest can follow its status. More about guest QR requests.
• Arrivals on the Today screenToday lists the day's arrivals, with any room still blocked by an open job at the top, next to past-due work and guest requests nobody has taken.
• A shift logbookHandovers and incidents with read receipts and acknowledgements, so the night team knows what the day team knew.
• A weekly backlog reviewEvery Monday morning, owners and managers get an automatic review built from the hotel's own data: each overdue job with a suggested owner and a next step, units that keep failing, and old jobs that look safe to close.

The preventive maintenance side is the same job a CMMS does: equipment with QR tags and service history, plans that create the work on schedule, checklists with required steps, and repeat-fault flags. More about preventive maintenance in Turndown.

When a general CMMS is the better choice

• Your team looks after more than hotels. If the same engineers maintain offices, apartments, a marina or a factory, one CMMS across everything is simpler than a hotel tool plus something else.
• You need parts inventory. Parts and stock control is a common CMMS feature, so check which plan includes it. Turndown does not have an inventory module.
• You want native apps. Turndown runs in the phone's browser and can be added to the home screen. Changes made without signal are saved and sent later, but pages cannot be browsed offline. If your plant rooms have no signal at all and your team needs full offline use, look at the CMMS tools that offer it.
• Only a few people need accounts. A team of one or two engineers with free requester accounts for everyone else may pay less on a per-user plan, or nothing on a free plan with limits.
• Your plant is the main job. A large hotel with a central plant and a full engineering department may prefer a tool built around plant and assets first, with rooms second.

When hotel maintenance software is the better choice

• Most of your work orders are about guest rooms, and rooms held for repairs cost you sales.
• Housekeepers, the front desk and managers all need to see what is happening, not only submit a form.
• You want guests to report problems from the room without an app or a login.
• Your PMS is Cloudbeds, Mews or Apaleo and you want room status to move both ways.
• You want one price for the property, whoever joins the team next season.

For smaller properties, the page on maintenance software for small hotels goes through what matters when the maintenance team is one or two people.

Questions to ask any vendor

1. Which PMS do you connect to, and what moves each way: rooms, reservations, room status?
2. Can a repair hold a room out of order, and is it released when the job closes?
3. Can a guest report a problem from the room without downloading an app?
4. What can a free or requester account do, and who in my hotel would need a paid seat?
5. What will it cost per month at my size, and is there a setup fee or a minimum term?
6. How do I export all my data if I leave?

Turndown's answers: Cloudbeds, Mews and Apaleo, plus CSV from any PMS; yes; yes; every user is included; $299 per property per month with no setup fee and no contract; and owners can export everything at any time as CSV files plus photos in one ZIP. The pricing section has the details.