FOR OWNERS & FRANCHISEES
CMMS Software for Owners & Franchisees
You own the equipment. You are rarely standing next to it.
What each site costs to keep open, which equipment is eating the margin, and whether the work actually happened — without being on site to check.
- Cost per site
- Free staff reporting
- Works with one manager per site
WHAT CHANGES
What ownership needs that a work order system usually skips
An owner is not trying to run maintenance. They are trying to know whether it is being run. These are the four gaps operators describe.
You know what the group spends on repairs and nothing about what any single site spends.
Labor, parts, and vendor invoices attach to the site and the asset, so cost per location comes out of the work instead of an accounting exercise.
A manager says the preventive work was done. There is no way to check without driving there.
Completion carries a timestamp, a photo, and who did it. Overdue work is visible by site before it becomes a failure.
Brand standard inspections arrive as a PDF and get filled in the night before.
The inspection is scheduled work with the evidence attached, so a franchisor audit is a report rather than a scramble.
The same equipment fails at three sites and nobody connects it.
Failures group by equipment type across the whole group, which turns a recurring repair into a purchasing decision.
RESULTS
What operators see after moving off spreadsheets
Measured across UpKeep customers in an independent Forrester study.
90%
Reduction in technician time spent filing work orders and finding asset information
KEY WORKFLOWS
How the work reaches you without you chasing it
An owner sees the exceptions. These are the three loops that produce them.
A month closes
- Analytics Cost per site, per asset, and per category, without anyone building a spreadsheet.
- Nova Ask which site is trending worse and what is driving it.
- Capital Planning Repair history accumulates into a repair-or-replace case you can defend.
You open site number twelve
NOVA
Ask the question you would otherwise ask a manager
Nova is UpKeep's AI assistant, and it builds apps. Ask it in plain language and it answers from your own site and work order data, so you are not waiting on someone to pull a report.
See how Nova works- Which of my sites had the most unplanned downtime last quarter?
- What has this ice machine cost me across all locations?
- Build me a weekly one-page summary by site.
PRODUCTS
What owners usually turn on
These are apps, not an edition. Most owners start with the CMMS and Analytics, then add Providers for the vendors doing the work.
Maintenance CMMS Work orders, preventive maintenance, asset history, and parts. The system of record everything else hangs off.
Explore CMMS →
EHS Safety Incident capture from the floor by phone or voice, with OSHA 300, 300A, and 301 recordkeeping.
Explore Safety →
Training Learn Procedures, courses, and certifications tied to the people who do the work.
Explore Learn → Analytics & Reporting Dashboards and reports on maintenance performance, without exporting to a spreadsheet. Explore → Preventive Maintenance PM schedules that trigger on dates, meter readings, or hours run, so work happens before the failure. Explore → Asset Management Every asset with its history, cost, documents, and hierarchy, from the site down to the component. Explore → Providers Outside contractors working in the same system, with their work visible alongside your own. Explore → Capital Planning Asset condition and replacement forecasting, so next year’s budget is based on real history. Explore → Nova The AI assistant that answers questions about your data and builds custom apps from a description. Explore →
CUSTOMER STORIES
Teams running maintenance on UpKeep
Moved 44 sites off spreadsheets and onto proactive maintenance while scaling toward 200.
Raceway Car Wash
Read the story →
Gave site managers one place to log and close facility work without a maintenance team behind them.
Neighborhood Storage Center
Read the story →
Keeps kitchen equipment running across a footprint measured in thousands of sites.
Chick-fil-A
Read the story →
One operator runs maintenance across every restaurant he owns from a phone.
McDonald's
Read the story →
Moved campus crews off paper and onto digital preventive maintenance and work orders.
Caltech
Read the story →
Standardized maintenance across one of the largest custom restorative labs in the world.
Glidewell
Read the story →
Moved from 60% reactive work to 20% by putting every asset on a recurring PM schedule.
Industrial manufacturer
Read the story →
Shifted work from reactive to preventive and brought maintenance costs down with it.
Layfield Group
Read the story →Questions owners and franchisees ask
Do I need a maintenance team to use UpKeep?
No. Plenty of sites have a manager, a handful of staff, and an outside vendor for anything technical.
That setup works: staff report problems for free, the vendor is dispatched through Providers, and the record still builds against the asset so you can see what the equipment is costing you.
Can I see one site without seeing everything?
Yes, and the reverse. Permissions are scoped by location, so a site manager sees their own site while you see the rollup. Custom roles and the multi-site modules are Enterprise plan features.
How does this work if I am a franchisee rather than the brand?
It is your account, your equipment, and your data. Nothing is shared with the franchisor unless you choose to export it.
The common use is the other direction: running the brand standard inspections inside UpKeep so the completion evidence exists when an audit comes.
Will my staff actually use it?
The people who only report problems do the least: scan a QR code on the equipment and describe what is wrong. No login, no training, no seat.
The honest test is whether a manager will close a job on a phone. That is worth checking in a trial before you roll out.
Does it handle my outside service vendors?
Yes, through Providers. Vendors receive work orders directly, and what they did lands on the asset record instead of an email thread. Insurance certificates and expiry dates are tracked in Vendor Management.
How much does UpKeep cost for a small site?
You are charged for the people who create and close work, not for the number of sites you own. A manager per site plus one technician is a common shape and a small bill. Anyone who only reports problems is free. See the pricing page for current tiers.
How long before I see anything useful?
Days for one site. Import the equipment list, put codes on the assets that fail most, and set PMs on those.
Cost per site becomes meaningful after a month or two of real work, because that is how long it takes for the invoices and hours to accumulate against the record.
FREE RESOURCES
Go deeper on maintenance
Practical guides and research from the UpKeep team. No cost, no sales call required.
GuideThe Reliability Playbook: Capturing 20 Years of Know-How Before It Walks Out the Door
A fully staffed plant still loses hours to failures a retired technician would have caught in minutes. This playbook reframes the problem: knowledge is disappearing because no system was built to capture it. It lays out a three-part framework for closing that gap and shows what changed at one plant that stopped hiring its way out and instead started capturing what its people already knew.
Get the guide
ReportThe 2026 State of Maintenance Report
This year's report reflects a fundamental shift in how maintenance creates competitive advantage. While 90% of teams recognize what drives reliability, only 25% can consistently execute it. The gap between knowing and doing has become the defining challenge and opportunity of 2026.
Get the report
GuideChange or Be Left Behind: The Urgent Need for Change Management in Maintenance
Effectively managing change enables maintenance teams to implement new technologies, streamline processes, and foster continuous improvement, all of which are necessary to thrive in today’s fast-paced environment. This guide outlines essential change management models
Get the guide
Learning center
Reading for owners and operators
The questions that come up when you own the equipment but do not run the maintenance.
- How to choose maintenance software What to actually compare, and which features matter at your size.
- Maintenance metrics The handful of numbers worth reporting, and what each one hides.
- Breakdown maintenance What reactive work costs once downtime is counted rather than estimated.
- Equipment maintenance best practices Practical habits that hold up across sites with small teams.
GET STARTED
See it against your own sites
Bring your site list and the equipment that fails most. We will show what the rollup would look like and what you would see without visiting.