CMMS · Maintenance management software · Office Premium
CMMS software small maintenance teams actually use
FindThings IQ is a computerized maintenance management system (CMMS) and asset register in one. Schedule preventive maintenance by date or meter reading, run work orders from request to close, manage spare parts, and track downtime, MTTR and MTBF. It is on Office Premium ($149.00 / month) with unlimited technician logins and no per-user fees.
PMby calendar or meter
MTTR · MTBFbuilt-in KPIs
Offlinemobile job list
$0per technician
Core CMMS features
- Preventive maintenance (PM) scheduling
- Time-based, usage-based (meter readings in hours or cycles) or both, feeding a work queue.
- Work order management
- Checklists, assignee, parts, labor time, failure codes and downtime on every job.
- Work requests and approvals
- Anyone can report a problem; a manager approves it into the queue.
- Inspections and checklists
- Required answers, photos and signatures; a failed check opens a repair automatically.
- MRO inventory and spare parts
- Stock that never goes below zero, suggested reorder points, draft purchase orders and vendor on-time performance.
- Mobile CMMS, offline-first
- Technicians open the day's jobs on a phone, work with no signal, and changes sync once when back online.
Maintenance KPIs and reporting
- MTTR and MTBF
- Mean time to repair and mean time between failures, per asset and across the site.
- Downtime cost
- Downtime hours priced by a cost per hour on the asset, shown as lost production.
- Labor and parts
- An hourly labor rate prices logged hours when a job closes; parts used are logged against the job and taken from stock.
- Repair or replace
- Repair spend against value and replacement cost, per asset.
Why small teams choose it over a traditional CMMS
- Per-plan pricing
- Field Worker and Manager logins are unlimited; you pay for the plan, not each technician.
- Asset and paperwork together
- Each work order sits on the asset record with its warranty, insurance, certificates, manuals and value.
- Live in days
- Import your equipment spreadsheet; there is no implementation project.
- Audit trail
- A tamper-evident activity log and a printable maintenance packet per asset.
Frequently asked questions
- Is FindThings IQ a full CMMS?
- Yes for preventive maintenance, work orders, requests, inspections, spare parts, purchasing and maintenance KPIs. It does not do predictive maintenance from sensors or IoT; meter readings are entered by people.
- Is there a mobile CMMS app?
- Yes. It runs in any phone browser or from the Home Screen, and on Office Premium the job list works offline.
- Do we pay per technician?
- No. Manager and Field Worker logins are unlimited on paid plans; the plan sets admin seats (5 on Office Premium).
- Does it integrate with other systems?
- There is a read-only REST API, signed webhooks when work orders close, and a depreciation journal export.
Not the right tool if you need
- IT asset discovery or device management: there is no network scanning, agent or MDM.
- GPS or telematics tracking of vehicles and moving equipment.
- Certified audits or compliance attestation (OSHA, EPA, ISO, HIPAA): FindThings keeps the records, it does not certify them.
- A contractual uptime SLA: availability is best effort.
- Replacing an ERP or accounting system: financial output is depreciation, Cost-to-Keep and a depreciation journal file.
- Predictive maintenance from sensors or IoT: meter readings are entered by people, not streamed.