Comparisons
Best CMMS for businesses with premises in Spain: six criteria and seven products according to their own websites
Almost every list of CMMS software (GMAO in Spanish) is written with a factory and its maintenance department in mind. A restaurant, a gym or a residents' association has a different problem: the fault is spotted by someone who is not a technician and fixed by someone from outside. Here come first the criteria that matter for premises, then seven products you will come across, described only with what their websites claim, and finally Bedel, which publishes this page and is not a CMMS.
Six questions before looking at any product
A CMMS organises maintenance: the equipment inventory, work orders and planned maintenance. All seven on this page handle those three things, according to their websites. For premises, what decides whether the software gets used or sits forgotten on a computer comes down to these six questions:
- How the report comes in, and who can make it. The waitress who sees the cold room at nine degrees is not a user of any software. Check whether anyone can report without an account (a QR code stuck on the equipment, a portal, a message) or only people with a licence.
- Whether the outside technician gets the job without installing anything. The refrigeration engineer works for many customers and will not download an app for each one. A PDF by email or a link that opens in the browser changes everything.
- Whether it works across several sites. With two premises you already need to see what is happening in each one without phoning anybody.
- Language. A website in Spanish does not mean the software and the support are in Spanish too: ask in writing.
- How much training the team needs. If reporting a leak means learning an app, nobody reports it during a busy shift.
- Whether it covers statutory maintenance. Extinguishers, low-voltage electrics, heating and cooling, legionella and lifts have dated inspections set by regulation and almost always carried out by a maintenance contractor or an inspection body (OCA). Software can remind you and keep a trail of them; it does not carry them out for you.
The seven products, criterion by criterion
Each cell sums up what the vendor's website claims, as read on 19 October 2026. "Not stated on its website" means it does not appear on the pages we read, not that the product cannot do it: if it matters to you, ask.
| Product | Who reports, and how | Outside technician without installing anything | Several sites | In Spanish | Staff training | Statutory inspections |
|---|---|---|---|---|---|---|
| GMAO.es | Anyone, through the equipment's QR code and without an account | Yes: the job arrives as a PDF by email | Yes | Yes, website and software | Its website says none is needed | Not stated on its website; it does mention planned maintenance of lifts and fire protection |
| Fracttal | Anyone, through a guest portal with QR or NFC | Not stated on its website | Yes | Yes, the website | Not stated on its website | Yes: it links each asset to its regulations |
| Infraspeak | End users, staff and customers, from an app | Not stated on its website | Yes | Yes, the website | It talks about guided implementation and onboarding | It talks about compliance without detailing inspections |
| MaintainX | Anyone, through a portal opened by scanning a QR code | Not stated on its website | Yes | Yes, the website, with sections in English | It talks about going live in three weeks or less per site | Yes: it mentions fire inspections and lifts |
| UpKeep | Anyone, from a phone or a QR code and without an account (English page) | Yes: a browser portal, no app (English page) | Yes | Partly: the home page | It talks about implementation taking weeks, and training | It talks about audits and compliance without detailing inspections |
| Mapal OS (Facilities) | Not stated on its website | Not stated on its website; it does say suppliers receive work orders automatically | Yes | Yes, the website | Not stated on its website | Not stated on its website |
| Fixner | Other departments, through an internal portal | Not stated on its website; it talks about an app for subcontractors | Yes | Yes, the website | It talks about an onboarding team | Yes: fire, low voltage, heating and cooling, legionella and lifts |
According to each vendor's website, as read on 19 October 2026. No scores and no links to any of them.
The seven, one by one
In the same order as the table. For each one, what its own pages say and nothing more.
GMAO.es
It presents itself as "Software GMAO para pymes" (CMMS software for small businesses) and says it is made in Spain. It describes reports from the equipment's QR code without an account, work orders with checklists, photos and signatures, an inventory with printable QR labels and planned maintenance that generates its own orders. It sends the outside supplier the job as a PDF by email, without giving them access. It also says what it does not do: there is no app in the stores, because it is an installable web app, and it exchanges data with an ERP by CSV. It names WhatsApp as what it sets out to replace. According to its website, it suits companies of five to two hundred people with no IT staff: shop chains, restaurants, facility management and workshops.
Fracttal
With its head office in Madrid according to its website, it presents itself as an AI-powered CMMS: assets, work orders, stores, sensors and integrations with SAP and other ERPs. For reporting it has a guest portal through which anyone can log a request without access to Fracttal, also via a QR code or an NFC tag. Its sectors are manufacturing, oil and gas, food, renewable energy, healthcare, hotels and facility management.
What its website says about WhatsApp, word for word: with the integrations module, Fracttal sends work orders, alerts and updates to WhatsApp, and can notify technicians of new requests; and with Fracttal AI it offers "Gestiona tu mantenimiento desde WhatsApp" (manage your maintenance from WhatsApp): looking up data, getting recommendations, assigning tasks or creating assets from a photo. Its website does not say that the person who spots the fault, without being a user, can open the request by writing on WhatsApp.
Infraspeak
With its head office in Porto and an office in Barcelona according to its website, it describes itself as collaborative facility management software. It has separate apps for managers, technicians and end users; with the end-user app, staff and customers send maintenance requests. It talks about more than a hundred integrations, inventory and purchasing, offline working and a network for coordinating with suppliers. Its sectors include retail, hospitality, offices and buildings, and it names WhatsApp groups as what does not scale across several sites.
MaintainX
It presents itself as AI-powered maintenance and asset management software, and its website says it is now part of Autodesk. It accepts requests from anyone through a customisable portal opened by scanning a QR code, and suppliers receive and complete their work orders "directamente en el sistema" (directly in the system). It has hospitality and retail pages, and the hospitality one mentions annual fire inspections and lift maintenance. On its website, WhatsApp is only a button for talking to its sales team.
UpKeep
A CMMS platform with a Los Angeles address in its website footer. The home page is in Spanish and almost everything else in English. Its restaurant and hotel pages say anyone can report from a phone or from the equipment's QR code without an account, and its suppliers page says the outside company gets in through the browser, "no app required". It also has a page for gyms. WhatsApp does not appear on the pages we read.
Mapal OS (Facilities)
Mapal OS is a management suite for restaurants, hotels and catering with an office in Madrid, and Facilities is its module of "Software de mantenimiento e instalaciones para hostelería" (maintenance and facilities software for hospitality). It covers the equipment inventory, work orders, planned maintenance, warranties and service-level agreements, for one site or a whole chain. It says outside suppliers receive work orders automatically, without saying through which channel, and it does not explain who reports a fault or how.
Fixner
It is software for service companies (sales, invoicing, field technicians) with a CMMS module, and the company named in its legal notice is registered in Alicante. Its facility management page is aimed at whoever coordinates several buildings and subcontractors: a single inbox for reports, deadlines agreed with each supplier and a calendar of legal obligations with the inspections for fire, low voltage, heating and cooling, legionella and lifts. Subcontractors work from a mobile app, and internal reports come in through a portal.
Where Bedel fits, which is not a CMMS
Bedel publishes this page and is not in the table because it is not a CMMS. It is the door through which the person who spots the fault reports it: they write to the business's WhatsApp, with text, a photo or a voice note, and the job appears on the phone of whoever fixes it with its three times on show, when it was reported, when someone took it and when it was fixed. If nobody takes it, it goes up to the person in charge, and everything ends up in an Excel sheet. The dated inspections you keep in your spreadsheet, Bedel loads and reminds whoever handles maintenance about every month, on WhatsApp.
That is why it sits alongside a CMMS rather than competing with it: reports come in through Bedel and the inventory lives wherever you decide. What it does not do, said just as clearly:
- It keeps no equipment inventory.
- It does not handle work orders with materials and costs.
- It does not store the certificate or the record of each inspection.
- Today it does not connect to any of these seven CMMS or to other tools: what comes out of Bedel is its Excel sheet.
- It does not replace the maintenance contractor or the inspection body.
If you are torn between a CMMS and the spreadsheet you already have, see CMMS or Excel. If what gets lost is the fault itself, between calls and messages, see WhatsApp group or incident manager. And for how Bedel works in each type of premises, see the home page.
Frequently asked questions
Which CMMS suits a restaurant or a shop?
The one that solves how reports come in at your premises, not the one with the most modules. Of the seven we read, GMAO.es, Fracttal, Infraspeak, MaintainX, UpKeep and Mapal OS have hospitality, hotel or retail pages on their websites. Before choosing, test the real case: someone on shift reporting a fault without an account, and the outside technician receiving the job without installing anything.
Is there a CMMS where faults can be reported on WhatsApp?
Among the seven websites read on 19 October 2026, none says the person who spots a fault can open the report by writing on WhatsApp. Fracttal has a WhatsApp integration which, with its integrations module, sends work orders, alerts and updates and lets you manage maintenance with Fracttal AI. GMAO.es, Infraspeak and Fixner name WhatsApp as what they set out to replace.
Can the outside technician receive the job without installing an app?
Two of the seven say so on their websites. GMAO.es sends the job to the supplier as a PDF by email, without giving them access or using up user seats, and UpKeep has a supplier portal that opens in the browser, with no app, according to its English page. For the other five, the pages we read do not say: it is worth asking before signing.
Does a CMMS carry out the premises' statutory inspections?
No: inspections of extinguishers, low-voltage electrics, heating and cooling or lifts are carried out by an authorised maintenance contractor or an inspection body (a few simple checks, by the owner), and the owner keeps the record or the report. A CMMS can hold them in its calendar and warn when they fall due. Fracttal, MaintainX and Fixner talk about regulations or statutory inspections on their websites; the others, in general terms or not at all.
Does Bedel replace a CMMS?
No. Bedel keeps no inventory, handles no work orders with materials and costs, does not store certificates, and today it does not connect to any CMMS. What it does is take the fault in through the business's WhatsApp, put it on the phone of whoever fixes it with the time it was reported, taken and fixed, and send a monthly reminder of the dated inspections. It can sit next to a CMMS or a spreadsheet.
Comparisons
- WhatsApp at work in Spain: group or incident managerWhatsApp groups at work in Spain: what the AEPD has ruled, what the right to disconnect adds and how a group compares with an incident manager for faults on business premises.
- CMMS or Excel for maintaining business premisesWhen a spreadsheet is enough and when a CMMS is needed, how to build the preventive plan in Excel and which records the law says to keep.
Rules by sector
- Restaurants and barsThe obligations of a restaurant or a bar in Spain: what is specific to the kitchen and the checks on the premises, each with the condition that triggers it, how often it applies and its article.
- GymsA gym: no national law; qualifications, insurance and notices under each region's sports professions act, plus low voltage, Legionella, pool, RIPCI and defibrillator as premises.
- HotelsA hotel: guest register and reporting within 24 hours, regional classification, low voltage and lift as a public-assembly venue, RIPCI, Legionella, pool, kitchen and defibrillator.
- Residents' associationsThe obligations of a Spanish residents' association: upkeep, reserve fund, owners' meeting and administrator under the Horizontal Property Act, building logbook, building inspection and the checks on each communal installation.
- Shops and franchisesA shop: responsible declaration up to 750 m², opening hours, prices, franchises with no register since 2018, complaint forms, accessibility adjustments and the inspections of premises open to the public.
- OfficesThe obligations of an office in Spain: temperature and upkeep of the premises, screen work, health and safety, coordination with contractors, internal reporting channel, right to disconnect and building checks.
- SchoolsA school: minimum facilities, protocols against violence and a wellbeing coordinator, canteen and menus from April 2026, self-protection and the building inspections.
- Industrial unitsAn industrial unit: fire inspection every five years under the 2025 regulation, chemical storage (APQ), air receivers, work equipment, low voltage, cooling towers and self-protection.