An organization has hundreds of assets that it needs to track on a daily basis. Tracking an asset’s performance, location, and maintenance through its entire lifecycle is a complex process. To address this challenge, two tools stand out: enterprise asset management (EAM) software and computerized maintenance management system (CMMS). 

Both tools require a significant investment. That is why it is important to make an informed decision. In this article, we will explore what CMMS and EAM are, as well as their key differences. If you’ve ever wondered, “What is CMMS, and how is it different from an EAM software?” This information will help you build that understanding and also determine which platform is the right fit for your organization. 

What Is CMMS?

A CMMS, or computerized maintenance management software, helps simplify maintenance operations in your organization. It acts as a centralized data center that stores all valuable data and information related to your assets, helping to optimize maintenance operations. 

The primary focus of a CMMS is to manage maintenance-related activities. It automates work orders to ensure the organization can carry out its maintenance tasks efficiently and effectively. Here are the key features of a CMMS: 

• Preventive Maintenance: The software facilitates the scheduling of preventive maintenance within an organization. Preventive maintenance is all about taking proactive steps to maintain the health of an organization’s assets. This tool helps address problems before they lead to unexpected downtime. 
• Efficient Reporting and Analysis: The CMMS stores all the data related to maintenance activities in the organization. Information related to the performance of the assets, the maintenance operations conducted, and the associated costs can be accessed using this tool. This empowers you to make data-backed decisions and utilize resources more effectively. 
• Work Order Management: Automating the scheduling of maintenance operations for assets within an organization is another crucial feature of a CMMS. This includes maintaining detailed timelines from the creation of work orders to their completion. This keeps everyone within the organization informed at all times, enabling better coordination and communication. 

What Is EAM?

Enterprise asset management is a system that tracks assets throughout their entire lifecycle. From acquisition to disposal, the tool stores all essential information about your company’s physical assets. Along with tracking, the EAM also optimizes the use of each asset to prolong its lifespan. 

The key difference between a CMMS and an EAM is that while the former focuses on facilitating routine maintenance, the latter tracks assets throughout their lifecycle to enhance performance.  Let’s look at the essential features of an EAM:

• Asset Lifecycle Management: The EAM monitors assets in your organization through their entire lifecycle. From initial acquisition to final disposal, it tracks the entire journey of the assets. Tracking the lifecycle helps enhance their performance, maximize their availability, and improve coordination and maintenance. 
• Predictive Maintenance: The EAM can also predict machine failure before it actually occurs. This helps maintain the equipment, enabling them to perform optimally at all times. For example, if the KPIs indicate that a machine is underperforming, stakeholders can investigate the issue and take the necessary steps. 
• Reporting and Analytics: The tool tracks the overall performance of equipment, including breakdown rates, average repair times, and condition history. This information enables you to make data-driven decisions that help maximize the ROI of each piece of equipment. 

Key Differences Between a CMMS and EAM

Let’s now examine the fundamental differences between the two tools to understand their respective roles: 

The Fundamental Role 

• EAM: The tool is designed to track an organization’s assets throughout their entire lifecycle. 
• CMMS: The tool is designed to drive asset uptime and simplify maintenance. 

The Key Features 

• EAM: The fundamental role of an EAM is to assist in asset procurement, workflow management, ensure compliance, efficiency, capital planning, risk management, and, ultimately, asset disposal. 
• CMMS: Its fundamental role is to take proactive steps in asset maintenance. It enhances both preventive and reactive maintenance, simplifying the maintenance workflow. 

The Main Uses 

• EAM: The tool is used by several sectors, including finance, operations, production, compliance, and maintenance. 
• CMMS: The tool is primarily used by the maintenance and operations team. 

How to Choose the Right Tool?

While a CMMS and an EAM share almost the same features, their focuses differ. The EAM manages assets throughout their lifecycle, while the CMMS minimizes asset downtime. Both help in business risk assessment and management through asset tracking and maintenance, but they perform these functions in different ways. 

A CMMS is essential when your goal is to minimize unplanned downtime of machinery and equipment within your organization. It does so by reducing reactive maintenance tasks and adopting a more proactive approach to maintaining equipment health. 

On the other hand, an EAM is a software that can track the entire lifecycle of the asset, starting from its acquisition to its disposal. This helps you make better decisions regarding your assets and overall organizational operations. 

Conclusion

Both EAM and CMMS are vital tools for an organization. They help track assets and ensure operational efficiency. Although their roles are similar, the purpose of implementation differs. This is why it is crucial to assess your organization’s needs and make a decision that best supports your goals.