For businesses looking to improve asset and maintenance management, two types of software often come up: Computerised Maintenance Management Systems (CMMS) and Enterprise Asset Management (EAM) systems. While both help businesses maintain their assets, they have different focuses, functionalities, and user groups.
This guide explores the differences between CMMS and EAM, outlining their strengths, ideal use cases, and why a CMMS like MaintMaster is often the better choice for maintenance teams.
What is a CMMS?
A Computerised Maintenance Management System (CMMS) is a software solution designed to streamline and automate maintenance activities. Its primary purpose is to ensure assets are properly maintained and operational while reducing downtime and optimising resource use.
A CMMS typically includes:
- Work Order Management – Assign and track maintenance tasks efficiently.
- Preventive Maintenance Scheduling – Automate maintenance plans to prevent breakdowns.
- Inventory and Spare Parts Management – Keep track of stock levels and avoid shortages.
- Failure Reporting and Analysis – Document asset failures and find long-term solutions.
- Mobile Access – Allow maintenance teams to update records from anywhere.
CMMS software is focused mostly on maintenance activities. It ensures that maintenance teams can work efficiently without being overwhelmed by additional asset lifecycle functions that may not be relevant to their daily work.
Who uses a CMMS?
- Maintenance teams managing asset health and uptime.
- Operations managers overseeing daily maintenance processes.
- Warehouse staff tracking spare parts and stock levels.
Unlike an EAM system, a CMMS is not designed for financial departments or asset investment planning daily operations.
What is an EAM System?
Enterprise Asset Management (EAM) software takes a broader approach than CMMS. While a CMMS focuses on maintenance, an EAM system manages the entire asset lifecycle, from procurement to disposal.
EAM software typically includes:
- Asset Procurement and Acquisition – Manage purchases and vendor relationships.
- Maintenance Planning and Tracking – Similar to CMMS but integrated into a larger system.
- Compliance and Risk Management – Ensure assets meet regulatory requirements.
- Financial Tracking – Monitor asset depreciation, costs, and return on investment (ROI).
- Capital Planning – Plan long-term asset investments and upgrades.
EAM software is often used by large enterprises that need complete oversight of their assets, including financial and compliance tracking.
Who uses an EAM?
- Finance teams tracking asset costs and depreciation.
- C-level executives making strategic investment decisions.
- Compliance officers ensuring legal and industry standards are met.
- IT departments integrating asset management with enterprise systems.
EAM systems are usually more complex than CMMS solutions, often requiring phased implementation and greater IT resources.
Key differences at a glance
While both CMMS and EAM systems help businesses manage assets, their focus and functionality set them apart. A CMMS is designed specifically for maintenance teams. It provides tools to manage work orders, preventive maintenance, spare parts, and failure tracking. It focuses on keeping assets operational and reducing downtime. An EAM system, on the other hand, take a broader approach. They cover the entire asset lifecycle, from procurement and installation to decommissioning and financial tracking.
- Cost & Implementation – CMMS solutions are generally more affordable and faster to implement. They can often be set up in a single phase, whereas EAM systems typically require a complex, multi-phase rollout.
- Who uses it? – CMMS is primarily used by maintenance teams and operations managers who focus on day-to-day maintenance tasks. EAM systems are typically used by a wider range of stakeholders, including finance, IT, and compliance departments.
- Integration & Complexity – A CMMS integrates mainly with maintenance processes, making it simpler and more user-friendly. EAM solutions, by contrast, integrate with broader enterprise systems, adding complexity that isn’t always necessary for maintenance teams.
- Ideal use case – A CMMS is the better choice for businesses focused purely on maintenance efficiency. If a company only needs to track maintenance activities and asset health, a CMMS provides all the necessary features without the added complexity
Why choose a CMMS over an EAM?
While EAM systems provide a broader approach, many businesses don’t need that level of complexity. Here’s why a CMMS like MaintMaster is often the better choice:
Cost-effective and easier to implement
- A CMMS is generally more affordable than an EAM system, both in licensing and implementation costs.
- CMMS software has a lower total cost of ownership (TCO).
- EAM systems require more IT resources and ongoing support.
- CMMS solutions like MaintMaster are implemented in a single phase, while EAM software often takes months or years to roll out.
- For businesses with limited budgets and smaller IT teams, a CMMS provides faster ROI and less financial risk.
Designed for maintenance teams
- A CMMS is purpose-built for maintenance professionals, making it the best choice for organisations focused on operational efficiency.
- Work order management allows teams to assign, track, and complete maintenance tasks efficiently.
- Inventory tracking ensures that spare parts are available when needed.
- Preventive maintenance scheduling helps reduce unplanned downtime.
- EAM systems include additional financial and procurement tools that many maintenance teams simply don’t need.
Avoids unnecessary complexity
- EAM systems cover everything from asset procurement to disposal, making them more complex and time-consuming to implement.
- CMMS focuses only on maintenance, making it easier to use and configure.
- Many EAM features, like capital planning and risk management, are unnecessary for companies whose primary goal is improving maintenance efficiency.
More flexible and customisable
- Many modern CMMS solutions, such as MaintMaster, allow users to customise workflows and processes without requiring external consultants.
- Users can modify processes themselves, whereas EAM systems often require IT support.
- MaintMaster follows the European EN 13306:2017 maintenance standard, making compliance easier.
- Mobile capabilities allow teams to manage maintenance from anywhere.
- EAM systems often have strict, predefined structures, making them less adaptable to specific maintenance needs.
Faster ROI and efficiency gains
- Since a CMMS is easier to implement and use, businesses see a faster return on investment.
- Maintenance teams become productive almost immediately.
- Downtime is reduced faster thanks to streamlined failure reporting and scheduling.
- The cost of ownership is lower since external consultants aren’t required for modifications.
When to consider an EAM instead?
Although a CMMS is the best choice for many businesses, there are scenarios where an EAM system might be necessary:
- Large organisations with multiple locations that require centralised asset management.
- Industries with strict compliance requirements (e.g., healthcare, oil & gas).
- Companies tracking financial performance of assets, including depreciation and capital investments.
- Businesses managing asset procurement, lifecycle planning, and financial KPIs.
However, if your main focus is maintenance, a CMMS is the better choice.
Conclusion: CMMS vs. EAM – Which one is right for you?
If your primary goal is efficient maintenance management, a CMMS is the smarter choice. It’s cost-effective, easier to implement, and tailored for maintenance teams.
While EAM systems offer a broader scope, they often come with higher costs and complexity that many businesses don’t need.
For those looking for a powerful and flexible CMMS, MaintMaster is a leading option that provides all the benefits of a modern maintenance solution without unnecessary complexity.
