CMMS vs. EAM vs. LMS: Which is the Best for You? 

CMMS (Computerized Maintenance Management System), EAM (Enterprise Asset Management), and LMS (Lubrication Management Software) are three of the most valuable maintenance and asset management systems today. These software applications have similarities and differences, but they all aim to optimize maintenance processes and provide management solutions to organizations. In this post, we provide the essential information you must know about CMMS, EAM, and LMS for you to choose which system best fits your company’s needs.

Defining CMMS, EAM, and LMS

Computerized Maintenance Management System

CMMS is an all-in-one software system for managing maintenance processes including service requests, work orders, asset inventory, spare parts inventory, maintenance activities, and inspection schedules. The software digitizes the data from these processes, replacing manual data currently living in paper files or Excel spreadsheets. Using CMMS increases maintenance efficiency, reduces downtime, and extends asset lifespan. Request a demo today.

Enterprise Asset Management

EAM is similar to CMMS in that you can also use it to manage maintenance processes. However, EAM comes with additional features to help measure and control asset performance. EAM can help manage the entire lifespan of an asset, from acquisition to retirement or disposal. An EAM provides a bigger picture than just managing maintenance. It can also manage the data and workflows necessary for accounting, compliance, production, and more. EAM helps organizations get the most out of their assets, have high asset reliability, and reduce the total cost of asset ownership. Request a demo today.

Lubrication Management Software

LMS is a specialized software system that focuses more on managing lubrication processes in an organization. Lubrication management software helps ensure that the right lubricants are used for the right assets and applied in the right way, at the right time, and with the right frequency. Furthermore, LMS helps improve asset reliability, reduce maintenance costs, and increase asset lifespan. Request a demo today.

How CMMS, EAM, and LMS Are the Same

CMMS, EAM, and LMS are similar software that serve some similar functions. In fact, these systems are often mistaken for each other because of their similarities which include:

Asset Management 

These systems are designed to facilitate asset management. CMMS manages general maintenance tasks, EAM manages asset life cycle, and LMS focuses on lubrication activities. Thus, all these systems help organizations achieve maximum asset reliability.

Maintenance Efficiency

Digitizing maintenance processes increases efficiency. Maintenance management, which usually takes up 40-50% of an operational budget, greatly benefits from the improved efficiency that CMMS, EAM, and LMS can provide.

Maintenance Productivity

CMMS, EAM, and LMS improve maintenance processes with organized schedules, accessible information, and a collaborative platform, allowing teams to execute more tasks.

Cost Reduction

The average age of industrial equipment in the US hit the highest numbers since the 1940s, so preventive maintenance is essential to reduce equipment breakdowns and downtime costs. CMMS, EAM, and LMS are critical tools for planning, implementing, and improving preventive maintenance in any organization.

Data Management and Reporting

CMMS, EAM, and LMS all improve maintenance data management by allowing easy collection, safe storage, and accurate analysis of information. Through proper data management and reporting, these systems improve decision-making, optimize maintenance strategies, and increase asset reliability.


As cloud-based applications or apps, CMMS, EAM, and LMS allow users to access information from multiple devices, mobile or otherwise. Thus, these systems provide information on demand, in real-time, and from any location.


Apps like CMMS, EAM, and LMS can often integrate with each other or with other software systems like ERP (Enterprise Resource Planning) or IoT (Internet of Things) platforms, such as sensors. Through integration, these software systems can provide comprehensive maintenance management solutions, further benefitting the organization.

How CMMS, EAM, and LMS are Different

While there are similarities among CMMS, EAM, and LMS systems, each has its own unique features and functionalities. Each system caters to a specific aspect of maintenance and asset management. Below are the major differences between CMMS, EAM, and LMS:


  • CMMS focuses on general maintenance activities including:
    • Scheduling work orders
    • Tracking maintenance tasks
    • Monitoring inventory
    • Recording data
    • Generating maintenance reports
  • EAM goes beyond CMMS by managing assets from their acquisition to disposal, with functions spanning:
    • Asset planning
    • Procurement
    • Operations
    • Maintenance
    • Retirement or disposal
  • Lubrication management software specializes in:
    • Managing lubrication activities, which are a critical part of maintenance.
    • Ensuring best lubrication practices are in effect.
    • And, that these practices are providing the optimum benefits at the least cost.

Asset Life Cycle

  • CMMS focuses on the operational life of an asset and does not cover its entire life cycle.
  • EAM covers the entire life cycle of an asset, from planning to disposal.
  • Lubrication management software focuses only on the lubrication of assets and similarly to CMMS, does not cover the entire asset lifespan.


  • CMMS can integrate with typical software systems like ERP and IoT to achieve comprehensive benefits that improve maintenance management.
  • EAM is often integrated with financial, procurement, and maintenance systems for a more holistic approach to asset management.
  • Lubrication management software can be integrated with CMMS or EAM systems for a wider scope of asset maintenance and management.

See the list of integrations available.

CMMS, EAM, or LMS: Which One is Right for You and Why?

Choosing which system is the right one for you starts with identifying your maintenance needs. To illustrate, consider the following situation: 

BAE Systems, an international aerospace and security firm, did an internal study that found 80% of their employees wasted 30 minutes per day looking for and retrieving information. This was largely due to the fact that 90% of the company’s information existed only on paper and almost 11% was regularly lost or misfiled.

Now, when it comes to OSHA compliance, maintaining a safe work environment, avoiding expensive equipment breakdowns, and maximizing the life and productivity of your assets, those numbers don’t look so good. The numbers that look a lot better are from a survey of 558 companies using a management software like CMMS, EAM, or LMS that determined 28.3% increased maintenance productivity, 20.1% reduced equipment downtime, 19.4% saved in material costs, and 17.8% reduced maintenance repair and operations (MRO) inventory costs. 

You know why you need these systems and their benefits, so, how do you decide which is the right system for you? The main factors in this decision are:

1. The Size of Your Company

Small to medium-sized businesses often find a CMMS to be sufficient for their needs. Larger businesses with several locations or a wide variety of assets to track may prefer an EAM. If the majority of your assets require specific and complex lubrication needs, lubrication management software is more suitable.

2. Your Budget

While CMMS, EAM, and LMS are much more affordable today than ever before, each can come at different price points that contribute to your choice. EAM has the highest price of the three, but it does have more in-depth features and functionalities. CMMS and LMS have more focused and specific functions and are more practical choices if you are on a tight budget. It helps to have an expert who can help you calculate your budget and the potential ROI to help you make your decision.

3. The Functionality You Need

If you only need a solution for managing work orders and maintenance tasks, then a CMMS is likely the perfect fit for you. You would want to consider an EAM if you needed more in-depth features and reporting for strategic analysis. You can opt for lubrication management software if you want to focus on your lubrication activities.

4. Your Target Users

The in-depth scope and perspective that an EAM provides are excellent for finance professionals, senior management, procurement engineers, safety managers, as well as the maintenance team. However, suppose your target user is a facilities manager or maintenance staff who needs a simple, cloud-based replacement to paper or spreadsheet processes. In that case, a CMMS or LMS may be your answer.

Choose Redlist

CMMS, EAM, or LMS? Whichever you choose, it helps to get a management software system from a reputable and legitimate provider like Redlist. Redlist has helped hundreds of organizations reach their bottom line through our valuable software solutions. Take advantage of our expertise and experience. Allow us to help you choose, customize, and configure the ideal software system for you. Schedule a free demo with our experts today!

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