9 Best CMMS for Restaurants: Software to Prevent Downtime

In This Post

• The Importance of CMMS Software for Restaurants
• How We Compare the Best CMMS Software for Restaurants
• 9 Best CMMS for Restaurants: Platform Reviews
  • OpenWrench
  • ResQ
  • 86 Repairs
  • ServiceChannel
  • Corrigo
  • UpKeep
  • MaintainX
  • FMX
  • EcoTrak
• Which CMMS is Right for Your Restaurant?

It’s Friday night. The dining room is full, the kitchen is locked into a rhythm, and orders are flying. Then, a line cook pulls you aside: “The walk-in’s warm.”

Your brain jumps straight to the math. A few more degrees and you’re throwing away thousands of dollars in inventory. If the compressor fails completely, you’re calling an emergency tech and praying a health inspector doesn’t show up in the morning. The same panic happens with a down fryer, a broken HVAC unit, or a POS system that refuses to reboot.

A CMMS — a computerized maintenance management system —helps you stay ahead of these breakdowns through preventive maintenance, faster response times, and clearer visibility across your facility management tasks. The right platform reduces equipment downtime and keeps your operations moving even when something goes wrong.

This guide compares nine CMMS platforms used across restaurant operations, from franchise groups to national chains. You’ll see what each tool does well, what it costs, and which type of restaurant each one fits.

The Importance of CMMS Software for Restaurants

Restaurant operations are fast and unforgiving. Staff need mobile-first tools that let them submit issues in seconds, not minutes. Any system that slows them down during a lunch or dinner rush will get ignored.

Restaurant teams choose between three types of computerized maintenance management system (CMMS) platforms: software-only systems, software with vendor marketplaces, and fully managed repairs and maintenance (R&M) services. Each offers a different balance of control, cost, and convenience.

Platforms built with restaurants in mind understand the urgency of a dying walk-in cooler or down fryer. General-purpose CMMS tools can work well, but they require more configuration around assets, preventive maintenance scheduling, and vendor management.

How We Compare the Best CMMS for Restaurants

Restaurants don’t operate like warehouses or office buildings. A broken fryer at 12:15 p.m. is a crisis, not a task. A CMMS needs to reflect this urgency and support the realities of restaurant operations, high turnover, and nonstop service.

Here’s how each platform was evaluated:

Industry focus

Some platforms were built for restaurants from day one. Others were adapted from general maintenance management software. Purpose-built tools understand food safety requirements, critical equipment, and the workflow pressure of restaurant operations.

Speed and mobile accessibility

Most restaurant maintenance requests are submitted during peak hours, often by staff with limited time and limited training. A CMMS must make it possible to submit a work order in under 30 seconds using a mobile app on any mobile device. Staff also need clear notifications so issues don’t get missed during busy shifts.

Vendor management

Restaurants rely heavily on external providers like HVAC techs, refrigeration specialists, and plumbers. Some CMMS platforms use marketplaces. Others let you bring your own vendors. We assessed how well each system supports dispatching, tracking, and managing provider relationships.

Compliance and audits

Restaurant operations require tight documentation. We looked at how each platform handles health inspection readiness, PM tracking, asset management history, and its ability to automate audit-friendly records.

Multi-location visibility

Regional and national restaurant operators need centralized dashboards to track work orders, maintenance costs, key performance indicators (KPIs), and vendor performance across dozens or hundreds of locations.

Pricing transparency

Some tools publish their pricing. Others don’t. We highlight which platforms are clear about cost and which require a sales call.

Customer support

Emergencies do not follow business hours. We looked at whether help is available when a walk-in cooler dies at 10 p.m., or a fryer stops heating on a Saturday morning.

Ease of use

Restaurant teams have high turnover. CMMS solutions must be intuitive, require minimal onboarding, and offer user-friendly interfaces that keep maintenance processes simple.

Functionality and integrations

We evaluated key features like asset tracking, work order management, inventory management, checklists, templates, preventive maintenance tasks, QR codes, and API availability. We also looked at how well each platform integrates with restaurant systems like POS and back-of-house platforms.

Best CMMS for Restaurants: Platform Reviews

Restaurant teams need tools that keep up with the pace of service. The sections below explain how each CMMS handles real-world restaurant workflows, from rush-hour breakdowns to multi-location visibility.

1. OpenWrench

Best for: Multi-location restaurant chains that want vendor-neutral software with no invoice markups

OpenWrench is designed for restaurants, retail, and fitness operators who manage dozens or hundreds of locations. Instead of locking operators into a vendor marketplace, OpenWrench supports any service provider you want to work with — and never adds vendor fees that quietly increase your repair costs.

Key strengths

• Hybrid model supporting both internal maintenance teams and external providers
• Centralized dashboard with real-time visibility across locations
• No vendor fees, no invoice markups, no hidden costs
• Smooth onboarding and dedicated support for a better customer experience (CX)
• Workflows built for fast-moving restaurant operations

Pricing

Quote-based. Customer feedback points to lower total cost of ownership than enterprise competitors.

Pros

• Vendor-neutral: full control over contractor relationships
• Clean, intuitive interface that reduces training time
• Strong visibility across sites, assets, and maintenance operations
• Responsive customer support and white-glove onboarding

Cons

• Pricing requires a sales call
• Best fit for operators with 20+ locations, not single-site restaurants

2. ResQ

Best for: Franchise and chain restaurants wanting AI-driven insights and a vetted vendor marketplace

ResQ blends work order management with a network of pre-vetted service providers. Its AI features help restaurants make smarter repair-versus-replace decisions and streamline compliance documentation.

Key strengths

• AI-based spend analytics and predictive insights
• Restaurant-focused workflows
• Vendor marketplace with vetted contractors
• Automated compliance documentation and asset tracking

Pricing

Free for up to 3 users; paid tiers vary by locations and feature needs.

Pros

• Free entry point for small operators
• Marketplace reduces sourcing time
• Helpful spend analytics for controlling maintenance costs

Cons

• Per-location pricing may become expensive for large systems
• Some AI features sit behind premium tiers

3. 86 Repairs

Best for: Multi-unit restaurant groups that want to offload R&M management entirely

86 Repairs is a managed service, not just maintenance software. Operators submit maintenance requests, and 86 Repairs coordinates everything — troubleshooting, dispatching, PM scheduling, warranty checks, and vendor follow-up.

Key strengths

• 24/7 human support
• Deep restaurant equipment expertise and troubleshooting
• Predictive analytics to support repair-vs-replace decisions
• Vendor-neutral model with no vendor markups or commissions

Pricing

Not published; custom quotes only.

Pros

• Offloads the admin burden of R&M entirely
• Savings from eliminating unnecessary dispatches
• Strong support for warranty validation

Cons

• No public pricing
• Managed model can feel opaque for teams wanting full control

4. ServiceChannel

Best for: Enterprise restaurant chains (500+ locations) needing scale, analytics, and a massive vendor network

ServiceChannel is the enterprise standard for large restaurant brands. It offers deep analytics, benchmarking, and a provider search tool that scores vendors by performance.

Key strengths

• Access to 70,000+ service providers
• Strong reporting, KPIs, and analytics
• Benchmarking across industries and peers
• Optional managed services

Pricing

Not published. Vendors pay a 5% commission for work acquired through the marketplace.

Pros

• Proven scalability for national brands
• Deep analytics and vendor performance metrics
• Robust functionality for large facilities teams

Cons

• Complex implementation for smaller restaurant groups
• Vendor commissions may influence provider pricing
• Subscription pricing requires a sales call

5. Corrigo

Best for: Large restaurant and retail portfolios wanting enterprise-grade capabilities

Corrigo, part of JLL Technologies, is widely used across grocery, QSR, and retail. It excels in high-volume maintenance operations, cost controls, and compliance tracking.

Key strengths

• Enterprise reporting and analytics
• Refrigerant and compliance tracking
• Support for both internal teams and external vendors
• Deep operational visibility

Pricing

Custom quote. Estimated starting costs align with enterprise budgets.

Pros

• Strong compliance and cost-control tools
• Robust reporting
• Useful for organizations already in the JLL ecosystem

Cons

• Not designed for SMBs
• Higher learning curve
• No transparent pricing

6. UpKeep

Best for: SMB to mid-market operators wanting mobile-first CMMS software with transparent pricing

UpKeep is known for its intuitive mobile app, cloud-based architecture, and straightforward pricing. While not restaurant-specific, it adapts well to foodservice operations with the right configuration.

Key strengths

• Highly rated mobile app
• Published, predictable pricing
• Unlimited requesters and vendors
• Strong asset tracking and QR code support

Pricing

• Essential: $20/user/month
• Premium: $55/user/month
• Enterprise plans require a quote

Pros

• Clear pricing for budget planning
• Unlimited requesters — ideal for staff submitting work orders
• Offline mobile functionality

Cons

• Requires configuration to fit restaurant operations
• Analytics locked behind higher tiers
• Per-user billing adds cost for large teams

7. MaintainX

Best for: Operators prioritizing mobile-first work execution with a free entry point

MaintainX is the top-rated CMMS on G2, known for its mobile interface, ease of use, and quick onboarding.

Key strengths

• Free Basic plan with unlimited work orders
• In-app messaging
• AI-powered procedures and reporting
• Fast implementation across multiple sites

Pricing

• Basic: Free
• Essential: $20/user/month (annual)
• Premium: $65/user/month (annual)
• Enterprise: Quote-based

Pros

• Easy entry for small restaurant groups
• Excellent mobile UX
• Quick to roll out across locations

Cons

• Costs add up with per-user pricing
• Requires restaurant-specific setup
• Advanced analytics sit behind higher tiers

8. FMX

Best for: Operators wanting an all-in-one platform with unlimited requesters

FMX blends maintenance management, facility scheduling, and asset tracking. While originally built for education, it has gained traction with restaurant groups.

Key strengths

• Unlimited requesters
• Non-billable vendor access
• Fast implementation
• Strong customer support

Pricing

Custom quote. Implementation fees apply.

Pros

• Unlimited requesters support high-turnover environments
• Reliable, responsive support
• Quick setup

Cons

• No published pricing
• Less restaurant-focused documentation
• Implementation fees can be a barrier for smaller operators

9. EcoTrak

Best for: Restaurants wanting asset lifecycle management built by and for restaurant operators

EcoTrak was founded by former restaurant operators and is used by major brands across QSR, fast casual, and full-service. Its asset-first approach helps teams track repair costs, maintenance history, and replacement timelines.

Key strengths

• Asset lifecycle management and asset history tracking
• Access to 15,000+ service providers
• Restaurant365 integration
• Repair-vs-replace analytics and warranty tracking

Pricing

• Build: Free for up to 10 locations
• Grow and Scale: Quote-based

Pros

• Free tier for small operators
• Deep adoption in the restaurant industry
• Useful lifecycle tools for high-cost equipment

Cons

• Preventive maintenance scheduling available only in higher tiers
• Fewer third-party reviews than MaintainX or UpKeep
• Setup can take time

Which is the Best CMMS Software for Your Restaurant?

Choosing the right CMMS depends on your restaurant's size, operating structure, and how much control you want over vendor relationships. Smaller operators often start with free-tier platforms that require minimal upfront commitment. Larger chains need enterprise-level analytics, vendor performance tools, and scalability. Most multi-location restaurant groups fall somewhere in between — they need centralized visibility and automation without giving up control of their vendor network.

Cost and value should be evaluated together. Some systems charge transaction fees or vendor markups that add up quickly, while others publish straightforward pricing that makes budgeting easier. The best solutions still deliver measurable savings through faster repairs, reduced downtime during service, and more efficient maintenance workflows. A reliable CMMS also helps restaurants stay compliant with health and safety requirements — critical in an industry where inspectors can shut you down.

TL;DR: The right restaurant CMMS streamlines maintenance, reduces costly downtime, and keeps your kitchens running — so you can focus on guests, not repairs.

OpenWrench helps you:

• Automate preventive maintenance and inspections
• Simplify work orders and vendor management
• Track costs and performance in real time
• Maintain vendor relationships without fees or markups

Standardize maintenance workflows your staff can adopt in hours, not weeks: Request a demo of OpenWrench