CMMS (Computerised Maintenance Management System)

A CMMS is a subset of CAFM focused purely on maintenance. It manages the maintenance lifecycle: asset registration, PPM schedule generation (based on manufacturer recommendations, regulatory requirements, or condition-based triggers), work order creation and assignment, completion recording, and KPI reporting. Key KPIs tracked include PPM compliance rate (target >95%), reactive-to-planned ratio (target <20:80), mean time to repair (MTTR), and maintenance cost per square metre. Common platforms include Maximo, eMaint, Fiix, and open-source options like OpenMAINT.

Without systematic maintenance tracking, scheduled maintenance gets missed, equipment life is shortened, and warranty claims become difficult to substantiate. A CMMS provides the documented evidence that maintenance was performed — critical for insurance claims, regulatory compliance, and asset valuation.