Operate and maintain what you built — on the same platform.
Operations & Maintenance (O&M) covers the ongoing management of a facility once construction is complete — preventive and corrective maintenance, asset lifecycle tracking, work order management, and compliance inspections. Because Smartapp.com runs the same PLANNER™, FIELD™, CONTROLS™, and SAFETY™ data model from design through construction and into operations, the as-built and asset data captured while building a facility carries forward instead of getting re-entered from scratch.
Request a DemoWhy O&M needs better data, not just more software
Operations & maintenance teams are navigating digital transformation, data management complexity, and supply chain disruption while balancing operational efficiency against sustainability goals and regulatory compliance. Cost control and adaptability matter more than ever — which is why unifying technology across the asset lifecycle, rather than adding another disconnected point solution, is the more durable fix.
Context: ASCE's 2025 Report Card for America's Infrastructure found that facilities and infrastructure categories tied to ongoing operations — including schools (D+) and public buildings-adjacent categories — remain in the "D" range even as the national average improved to a C. That gap between construction-phase investment and the funding available for ongoing operations and maintenance is exactly where facility teams need better asset data to make the case for maintenance budgets, not just capital budgets.
Facility & asset sectors we support
O&M needs vary by facility type — and all four Smartapp editions play a role in meeting them. Here's a specific way each edition supports the sectors we work in most.
Retail
Multi-site retail portfolios need consistent facility condition data across locations that are rarely visited by the same team twice.
PLANNER™Scheduled maintenance planning coordinates recurring service visits across a dispersed multi-site portfolio.
FIELD™Asset and inspection data capture keeps facility condition records consistent no matter which technician visits.
CONTROLS™Budget tracking compares maintenance spend across locations to prioritize where dollars go next.
SAFETY™Inspection and certification tracking maintains compliance records across every location in the portfolio.
Plants
Industrial and manufacturing plants run continuous operations where unplanned equipment downtime is expensive and safety incidents carry serious consequences.
- PLANNER™Maintenance scheduling plans work around production windows to minimize downtime.
- FIELD™Asset tracking flags equipment issues before they cause a line stoppage.
- CONTROLS™Cost tracking ties maintenance spend to specific equipment for lifecycle budgeting.
- SAFETY™Safety management and incident logging document compliance in a high-consequence operating environment.
Distribution
Distribution centers depend on material handling equipment, racking, and building systems staying operational to keep throughput on schedule.
- PLANNER™Preventive maintenance scheduling keeps material handling equipment serviced before it fails.
- FIELD™Asset tracking catches equipment issues before they cause a throughput-disrupting stoppage.
- CONTROLS™Budget tracking manages maintenance spend against throughput and uptime targets.
- SAFETY™Inspection tracking documents equipment safety compliance in a high-throughput environment.
Healthcare
Healthcare facilities must maintain strict compliance documentation for life-safety systems, medical gas, and critical infrastructure, often under regulatory inspection.
- PLANNER™Maintenance scheduling keeps life-safety system testing on a documented, regulator-ready cadence.
- FIELD™Inspection and certification records stay current and audit-ready for critical infrastructure.
- CONTROLS™Budget tracking manages the capital planning cycle for aging critical infrastructure.
- SAFETY™Compliance and incident tracking document life-safety and medical-gas system status continuously.
Commercial & Institutional Facilities
Office, education, and government-owned facilities need to balance capital planning with day-to-day maintenance budgets.
- PLANNER™Maintenance scheduling balances routine upkeep against a fixed capital planning calendar.
- FIELD™Asset condition data informs capital planning decisions with real history, not estimates.
- CONTROLS™Budget tracking connects day-to-day maintenance spend with long-term capital plans.
- SAFETY™Inspection tracking maintains compliance documentation across a broad facility portfolio.
Join Industry Leaders who Build, Operate & Maintain with us
Build-to-operate: one data model, not two systems
Most O&M software is built by a company that has nothing to do with how the facility was constructed, so the maintenance team starts with an empty asset registry. Smartapp is different because the same platform spans design, construction, and operations.
| Construction phase | Carries forward to O&M as |
|---|---|
| As-built drawings & BIM models (FIELD™) | Facility asset registry & location reference |
| Equipment submittals & warranty data (FIELD™) | Warranty tracking & manufacturer records |
| Punch list & inspection records (SAFETY™) | Baseline condition & compliance history |
| Budgets, contracts & change orders (CONTROLS™) | Capital cost history for lifecycle budgeting |
“When we started this search years ago we did a lot of research and discovered you could find a great tool for each function, but there wasn't a single system that did it all. Smartapp.com is that system, and it enables the whole team to integrate and collaborate on a single platform, integrating all the data under one umbrella so all of my teams can work off a single set of data, whether they are doing site surveys, construction, buildout, or facility management.”
Andrew Thorpe
Vice President of Development & Facilities Management, StaplesFrequently asked questions
What is operations and maintenance (O&M) software for facilities?
Operations and maintenance (O&M) software manages a facility after construction ends, covering preventive and corrective maintenance, asset lifecycle tracking, work order management, and compliance inspections. It helps facility teams keep equipment running, extend asset life, and document maintenance history for audits and warranty claims.
How does Smartapp help transition a project from construction to facility operations?
Because Smartapp's PLANNER™, FIELD™, CONTROLS™, and SAFETY™ modules run on the same underlying data model used during construction, the as-built asset, warranty, and inspection data captured while building a facility carries directly into operations, rather than being re-entered into a separate O&M or CMMS system after handoff.
What's the difference between CMMS software and Smartapp's O&M tools?
A standalone CMMS (computerized maintenance management system) typically starts with a blank asset registry that facility teams populate manually after a building is complete. Smartapp's O&M capabilities instead inherit asset, location, and as-built data directly from the same platform used during design and construction, so the maintenance record starts populated rather than starting from zero.
Can Smartapp manage work orders and preventive maintenance schedules?
Yes. Smartapp supports work order management and preventive maintenance scheduling through its App Library and AppStudio™ configurable workflows, integrated with the same asset and ERP data used across Smartapp's construction modules.
Which industries use Smartapp for operations and maintenance?
Smartapp supports O&M for commercial and retail facilities, industrial plants, distribution centers, healthcare facilities, and institutional or government facilities — particularly organizations that also used Smartapp during design and construction and want to carry the same data into ongoing operations.
