A free CMMS that runs on your own PC

Everything on this list is in the current release and passes automated tests against a real server, including a run with 50 phones syncing at once and reports over 10,000 work orders. Hands-on checks happen on real phones, not in a simulator. It is what a maintenance department runs on day to day; we use it ourselves, fix what hurts, and this page changes with each release.

• Work orders. Create them on the web or the phone, from a template if you like, with an asset, a priority, an assignee or a team, a due date and a time estimate. Start, hold with a reason (your own reasons too), done, close, reopen, with the full history of each order. Photos, comments with @mentions, a timer and labour by person and day, parts used or reserved before the job, costs with a total, custom fields and fields required to close, follow-ups, parent, child and duplicate links, several machines in one order (rounds), a signature on closing, and a PDF with your logo and a QR code. An order expected to cost more than an amount you set waits for a manager. Bulk edits of work orders, PM schedules and assets. A manager can send a contractor a link that opens one work order, with no account.
• History of every record. A work order, request, asset, part, PM schedule, procedure, vendor or purchase order lists each change: who made it, when, and what it was («Priority: Medium → High»). The server keeps it for good and shows each person only what they may read. An electronic-records mode asks for a reason when a done or signed work order is changed and for your password on a signature, and exports the audit trail; the plant's own validation, procedures and training stay the plant's job.
• Checklists and procedures. Pass/fail, numbers with limits, text, photo and meter items; a procedure library with sections, conditional items and signatures. A failed item or an out-of-limits reading opens a corrective work order by itself.
• Requests without signing in. Anyone scans the QR label on a machine and reports a problem on a public page with your logo; a poster per site or location prints in one go. The reporter sees the status, a second person taps «I see it too» instead of filing a duplicate, and a category can name who is responsible. When the work is done the reporter is asked «Did it help?»; a No opens a follow-up request.
• Preventive maintenance. Calendar schedules, fixed or floating, with lead days; schedules by meter reading; inspection rounds over several machines; a monthly PM that absorbs the weekly one in the week they coincide; import and export of the schedules.
• Assets. A hierarchy with locations, QR labels, photos, documents and revisions (restricted documents with an access log), custom fields, components with serial numbers, meters with units, resets, a rate and a forecast of the next service. Downtime with reasons, failure codes and the five whys, MTBF, MTTR and availability per machine, and a score for how complete each asset card is. Asset templates that carry fields, PM schedules and a bill of materials. The purchase cost, date and life of a machine give its current value beside what its upkeep has cost. A floor plan with the machines pinned on it, lit by their state. Tools you check out and in by scanning their label, offline too.
• Parts, vendors and purchasing. A catalog with QR labels and a bill of materials per machine; stock that follows every use and receipt, in several storerooms with transfers between them; minimums and maximums, low-stock alerts, parts held for a work order, blind inventory counts, parts not moved for 90, 180 or 365 days, a search that forgives typos, and import. Vendors with price lists, warranties and documents that expire, with a reminder 30 days before. Purchase orders: draft, approve above an amount you set, send, receive into a storeroom, keep the invoice, PDF and CSV; the server drafts orders for the parts that run low.
• Planning, reports and budgets. A calendar of work orders and PM with drag and drop, estimates (including one taken from similar work orders), a manager's dashboard, a report builder without SQL, saved reports, reports by status and type, PM on time, downtime, cost, labour and spend by vendor, and a daily digest by email or Telegram. Accounting codes (GL codes) and a budget per site and year, with what is spent, committed and left by month. Every list filters, sorts, keeps saved views and exports to CSV, PDF and Excel. History is unlimited.
• Notifications in the app, on Telegram and by email over your own mail server, with a switch for each kind.
• People and roles. Operator, technician, manager, admin and viewer, with a role per site, and roles of your own made by taking things away from a base role. Skills and certificates with a reminder before they expire, shifts and a roster with «who is on now», and a station mode for a shared tablet with PIN sign-in. Invite codes and QR codes for phones, sessions and devices you can revoke, a security log, and no limit on how many people you add.
• Sign-in security. Password sign-in with reset by email and a limit on failed attempts. Two-step sign-in with an authenticator app and recovery codes: the administrator chooses who must use it, and it works on the phone too. Passkeys (Touch ID, Face ID, Windows Hello, a security key) as the second step in web browsers. Single sign-on with your company account (OpenID Connect: Microsoft Entra ID, Google Workspace, Keycloak, Authentik) in web browsers.
• Connect it to your other systems. A REST API with a token per person (read only or read and write, with an expiry) and an OpenAPI description. Webhooks that send events (a work order made or done, a part below its minimum, a machine stopped) to an address of yours as signed JSON, to Slack or to Microsoft Teams. Automations that route requests, assign work and escalate what waits. An example script that copies costs and purchase orders to CSV files for an ERP. AI assistants that speak MCP (Claude Desktop, Claude Code, Cursor) can read your records as one person, and write only with a token you mark for them.
• Moving in. Import of work order history from your old system, with the old numbers, dates, hours and costs kept. It reads the exports of MaintainX, UpKeep, Limble and Fiix with the columns matched for you (maps from their public documentation, not yet checked on a real export: send us one).
• Several sites, two languages. Each site has its own time zone, locale and currency; English and Spanish; dark, high-contrast and colour-blind-friendly lamps; your logo on printouts, posters and emails; a demo plant to try everything; a What's new after each update and a feature status page inside the app.
• One server program on a Mac or a Windows PC with an 8-step setup assistant: server, certificate, administrator, plant, people, first phone, first work order, backup. The Mac app is signed with an Apple Developer ID and notarized by Apple; not in the Mac App Store. On Windows the server is a service set up by an installer, with the LineKeeper Up Assistant in the tray; that installer is not code-signed yet. Download it below. HTTPS inside the plant with its own certificate authority: a phone trusts the server by scanning the plant QR code.
• Offline on the phone. The web app on a phone or tablet keeps its own copy and a queue of your changes, encrypted with a key per person, and sends them when the server is back in reach. Each change lands exactly once. After 72 hours without the server (adjustable) the phone asks for an online sign-in.
• Backup, restore and export. A snapshot with one button and a nightly one, a change journal written out every few seconds so a restore brings back everything up to the last written change, a recovery keys file, and export of everything as CSV and JSON from Settings. A restore that is cut off is put back as it was, takes only snapshots from the server's own folder, and does not bring back devices, sessions or passwords that were ended after the snapshot.

This is the order as it stands. It changes when something hurts more; this page changes with each release. When a version is ready, it is here: no sign-up, no waiting list.

1. The iPhone and Android apps, for the plants that want a store app instead of the web app on the home screen: the same screens, the same offline work, a camera that opens faster. The code is shared with the web app, and we do not ship a build we have not checked on a real phone.
2. A Linux server, for plants that already run one.
3. Help videos and a support channel.
4. Later, and optional: the LK On link, so a stop the device saw becomes a record on the right machine.