Softwr

Field Service · head to head

MaintainX vs Properly

MaintainX logo

MaintainX

Field Service

Mobile-first maintenance and work order management for frontline teams

From
Free
Rated
-
Full reviewWebsite
Properly logo

Properly

Field Service

Photo-verified turnover checklists and cleaner coordination for short-term rentals

From
$12.99/month
Rated
-
Full reviewWebsite

The short version

  • Only MaintainX has a free tier, so it costs nothing to try first.
  • Each has a real cost: MaintainX per-user pricing punishes organisations with many occasional users, and the requester-only seat model does not solve this as cleanly as it appears; Properly properly solves only the turnover, so it is an additional per-property cost on top of a PMS that already claims to schedule cleaning, and the overlap is real.
  • They diverge on capability: MaintainX covers Mobile work orders, Properly covers Photo-verified checklists.
  • Prices and features above were last checked on 31 August 2026.

Where they differ

Only the attributes on which MaintainX and Properly actually diverge.

Attributes where MaintainX and Properly differ
AttributeMaintainXProperly
Starting priceFree$12.99/month
Pricing modelFreemium, per user per monthPer property per month
Free tierYesNo

Identical on both: platforms (Web, iOS, Android), user rating (Not yet rated), category (Field Service).

What each one covers

Drawn from each product's published feature list. An absence here means we hold no record of it - not that the product lacks it.

Only in MaintainX

  • Mobile work orders
  • Preventive maintenance
  • Digital procedures
  • Parts inventory
  • Asset history

Only in Properly

  • Photo-verified checklists
  • Automatic scheduling
  • Multi-language support
  • Cleaner marketplace
  • Real-time inspection
  • Damage documentation
  • Problem reporting

Both cover

  • Offline mode

What people use each for

The jobs each tool is most often brought in to do.

MaintainX

  • Maintenance teams replacing paper work orders and whiteboardsnot Properly
  • Plants needing technicians to log work at the machine rather than back at a terminalnot Properly
  • Multi-site facilities operations wanting one asset history across locationsnot Properly
  • Organisations that must evidence preventive maintenance for audit or insurancenot Properly

Properly

  • A manager with forty units using contract cleaners who cannot personally inspect turnoversnot MaintainX
  • An owner in a different country from the property who needs evidence a clean actually happenednot MaintainX
  • A portfolio pursuing damage claims that require dated before and after photographsnot MaintainX
  • An operation onboarding new cleaning crews quickly with visual instructions rather than written onesnot MaintainX

Where each one falls short

Documented limitations, not opinions. Every one is a constraint you would hit in normal use.

MaintainX

  • Per-user pricing punishes organisations with many occasional users, and the requester-only seat model does not solve this as cleanly as it appears
  • Reporting is adequate rather than deep, and teams wanting genuine reliability analytics generally export to a BI tool
  • Parts inventory sits behind the Premium tier, which is a steep jump from Essential for a feature many maintenance teams treat as core
  • Integration with heavyweight ERP is available but real SAP or Oracle projects need work beyond the connector
  • Less suited to complex asset hierarchies and condition-based maintenance than an established enterprise asset management platform

Properly

  • Properly solves only the turnover, so it is an additional per-property cost on top of a PMS that already claims to schedule cleaning, and the overlap is real.
  • The photo requirement adds time to every clean, and cleaners paid per turnover often resist it, which becomes a negotiation about rates rather than a software rollout.
  • Real-time inspection is billed at five dollars per inspection rather than included, so using it on every changeover materially changes the per-property cost.
  • The managed services tiers are priced an order of magnitude above the software, and operators sometimes discover the pitch is really about those rather than the app.
  • The cleaner marketplace has depth only in established North American destinations, and in thinner markets a missed turnover still means calling round yourself.

Pricing, plan by plan

MaintainX

Free
  • BasicFree
    • Unlimited work orders
    • Unlimited assets
    • 2 procedure templates
  • Essential$21/user/month
    • Unlimited procedures
    • Preventive maintenance
    • Advanced reporting
  • Premium$69/user/month
    • Parts inventory
    • Purchase orders
    • Meter-based triggers
  • Enterprise$undefined/user/month
    • SSO and SCIM
    • Custom integrations
    • Dedicated success manager

Properly

$12.99/month
  • Platform$12.99/month
    • Per property per month, tiered down toward 5 USD at volume
    • Photo checklists and automatic scheduling
    • Cleaner marketplace access
  • Real-Time Inspection$undefined/month
    • Charged at 5 USD per inspection, not per month
    • Remote human review of a completed turnover
    • Used selectively rather than on every clean
  • Cohost Pro$119/month
    • Per active property per month
    • Managed cohosting service rather than software alone
    • Includes guest and operational coverage
  • Guest Support Plus$149/month
    • Per listing per month
    • Outsourced guest communication
    • Sold alongside the platform

Which should you pick?

Choose MaintainX if

  • You need mobile work orders.
  • You want to start without paying.
  • You work on Web, iOS, Android.
  • You also want preventive maintenance.
MaintainX review

Choose Properly if

  • You need photo-verified checklists.
  • You work on Web, iOS, Android.
  • You also want automatic scheduling.
Properly review

Questions people ask

Is MaintainX or Properly better?
Neither clearly leads. MaintainX starts at Free and Properly at $12.99/month, and user ratings are close enough to be indistinguishable. Choose on capability and platform support.
Which is cheaper, MaintainX or Properly?
MaintainX has a free tier; the other does not. Paid plans start at Free for MaintainX and $12.99/month for Properly.
Does MaintainX or Properly run on more platforms?
Both run on Web, iOS, Android, so platform support will not decide this one for you.
Can I use MaintainX for free?
Yes. MaintainX has a free tier, so you can try it without paying. Properly starts at $12.99/month.
What is MaintainX best used for?
MaintainX is most often used for maintenance teams replacing paper work orders and whiteboards, plants needing technicians to log work at the machine rather than back at a terminal, multi-site facilities operations wanting one asset history across locations, organisations that must evidence preventive maintenance for audit or insurance. Of those, maintenance teams replacing paper work orders and whiteboards and plants needing technicians to log work at the machine rather than back at a terminal are not what Properly is typically brought in for.
What can MaintainX do that Properly cannot?
MaintainX covers Mobile work orders, Preventive maintenance, Digital procedures, Parts inventory. Properly covers Photo-verified checklists, Automatic scheduling, Multi-language support, Cleaner marketplace. Both handle Offline mode.

Answered from the vendors’ own pages

MaintainX: Is the free tier actually usable?

Yes. It allows unlimited work orders and assets with the full mobile app, and small teams run on it indefinitely. The limits that push teams to pay are procedure templates, preventive maintenance scheduling and reporting.

Properly: What does Properly actually cost per property?

The platform starts at 12.99 US dollars per property per month, falling toward 5 dollars at higher volumes. Remote inspections cost 5 dollars each on top.

MaintainX: How does it compare to UpKeep?

Both are mobile-first CMMS aimed at the same buyer. MaintainX is generally stronger on procedures and the free tier; UpKeep has a longer history with parts and purchasing. The decision usually comes down to which mobile app the technicians prefer in a trial.

Properly: Does it replace my property management system?

No. It connects to one and covers turnovers only. Distribution, guest messaging and accounting stay elsewhere.

MaintainX: Does it work without signal?

Yes. Offline mode is a core feature rather than an add-on, which matters in plant areas and basements where a web-only CMMS is unusable.

Properly: Will cleaners actually use it?

They will if you require it, but the mandatory photo steps lengthen each clean and often need to be reflected in what you pay per turnover.

MaintainX: Can it handle multiple sites?

Yes, from the Premium tier. Multi-site asset hierarchies and cross-site reporting are not available on Essential.

Properly: Does it help with damage claims?

Yes. Timestamped before and after photographs from the checklist are the main evidence operators use when claiming against a guest.

MaintainX: What is the real cost for a 20-person team?

On Premium at list, roughly 16,560 USD a year before negotiation. Most of the saving comes from designating occasional staff as requesters rather than full users, so count your true licensed seats before comparing quotes.

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