What TOL does

TOL GmbH is a privately held German IT company headquartered in Walldorf (near Heidelberg) that develops and distributes integrated CAFM/CMMS, GIS, and CAD software for facility, utility, and infrastructure management. The core technology stack is built around pit-FM, a GEFMA 444 certified CAFM platform sourced through a sales and development partnership with pit-cup GmbH, supplemented by TOL's proprietary smart.IO web and mobile application framework, pit-CAD (supporting AutoCAD and BricsCAD), mapAccel WebGIS, ESRI-based network information systems (GEONIS, GEOCOM, IP SYSCON), ALKIS cadastral solutions, and over 60 CAFM/CMMS modules. The architecture integrates data from SAP ERP, ESRI GIS, CAD systems, and BIM planning tools (IFC 4 standard) to support end-to-end asset lifecycle management for buildings, technical plants, utility networks, and outdoor areas.

TOL sells through direct enterprise field sales with dedicated project teams, supported by offices in Walldorf and Bolzano (South Tyrol, via its wholly-owned Italian subsidiary Territorium Online SRL). Customers are concentrated in the DACH region and Italy across 14 verticals, with five primary segments: industrial/production, energy and municipal utilities, real estate/housing, healthcare, and municipalities/public administration. Revenue is generated through a combination of software licenses and subscriptions, recurring support and maintenance contracts, professional services (consulting, implementation, training), and managed hosting. Pricing is custom and not publicly disclosed; contracts are multi-year. The company has operated for multiple decades without disclosed external funding, M&A activity, or ownership changes. It maintains industry positioning through GEFMA and CAFM Ring membership, hosts the annual PRAXIS CAFM conference (approximately 80 participants in 2025), and collaborates with Fraunhofer Italia on an Augmented Reality for Facility Management research project. Management team, headcount, ownership structure, and financials are not publicly disclosed.

Name

TOL

Legal name

TOL GmbH

Website

https://tol.info

Company type

Private

Founded year

2016

Operating status

Operating

Headcount range

11–50 employees

Short description

German software vendor providing integrated CAFM/CMMS, GIS, and CAD solutions built on the GEFMA 444 certified pit-FM platform and proprietary smart.IO web/mobile framework. Serves enterprise customers across DACH and Italy in verticals including utilities, real estate, healthcare, and municipalities.

Ownership category

akta.pro rank

Product category

Facility Management Software (CAFM/CMMS)

NAICS

Custom Computer Programming Services (541511), Computer Systems Design and Related Services (54151), Management Consulting Services (54161)

SIC

Services-Facilities Support Management Services (8744), Services-Computer Programming, Data Processing, Etc. (7370)

akta.pro primary industry

Asset & Maintenance Management (EAM/CMMS) Platforms (HDAEAEAM)

Keywords

• Facility management software
• CAFM CMMS solutions
• GIS network information systems
• CAD building planning
• Asset lifecycle management

Headquarters

HQ city

Walldorf

HQ country

Germany

HQ region

Europe

Offices2 records

Markets served

GTM type

B2B

Offering type

Software

Cost components

Personnel, Technology or R&D, Operations, Marketing or Sales, Infrastructure

Revenue model

1. Software Licenses and Subscriptions: CAFM/CMMS, GIS, and CAD software solutions based on pit-FM, smart.IO, and related modules. Includes desktop expert systems, web solutions, and mobile applications.
2. Professional Services: Consulting and project management, data services, process optimization, system customization, software development, digital transformation support, training, and workshops.
3. Support and Maintenance: System maintenance, hotline support, and remote assistance services through maintenance contracts.
4. Hosting Services: System hosting services for customers who prefer not to maintain their own infrastructure, including in-house system support options.

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels6 records

Core offering

TOL GmbH develops and sells integrated CAFM/CMMS, GIS, and CAD software solutions for the entire asset lifecycle, anchored by the GEFMA 444 certified pit-FM platform and extended through the smart.IO web and mobile framework. The portfolio includes 60+ specialized modules, network information systems, ALKIS cadastral solutions, BIM/SAP integration, and accompanying consulting, implementation, hosting, and support services for enterprise and public-sector customers in the DACH region and Italy.

Product overview

TOL GmbH offers an integrated software solution portfolio for CAFM (Computer Aided Facility Management), CMMS (Computerized Maintenance Management), GIS (Geographic Information Systems), and CAD (Computer-Aided Design). The core platform is built on pit - FM (GEFMA 444 certified CAFM system), supplemented by smart.IO for modern web and mobile applications, pit - CAD for building planning, mapAccel for WebGIS solutions, and 60+ specialized modules. The solutions cover the entire lifecycle of physical assets from buildings and facilities to technical plants, utility networks, and outdoor areas. The architecture combines expert systems with process-oriented web and mobile applications, integrating data from ERP, CAD, GIS, and BIM systems for comprehensive asset management.

Differentiator

Problem solved

Functional benefit

Brands

• smart.IO: Next-generation web-based and mobile applications for CAFM solutions, providing modern 3-tier architecture with task and process-oriented clients integrated with GIS, CAD, BIM and ERP data.

Products and services

• pit-FM GEFMA 444 certified CAFM (Computer Aided Facility Management) software that serves as the central core system for asset management, covering physical assets from facility management and building management to technical plant management and infrastructure management.
• smart.IO Next-generation web-based and mobile application framework for pit-FM, providing modern 3-tier architecture, task and process-oriented clients with integrated GIS, CAD, BIM and ERP data, intelligent user guidance, and quasi training-free operation. Deployable as web solution, mobile web solution, or native apps.
• pit-CAD CAD solution for building planning and building technology, available for both AutoCAD and BricsCAD, with modular applications for HVAC, plumbing, ventilation, and electrical systems along with manufacturer data integration (VDI 3805/ISO 16757).
• mapAccel Scalable WebGIS solution for quick information access, simple editing of geometry data, and spatial evaluations. Combines GIS data with CAD plans and connects indoor and outdoor environments. Available as mapAccel Web and mapAccel Mobile.
• Netzinformationssysteme (Network Information Systems) ESRI-based network information systems for planning, recording, and documenting utility networks including canal, water, gas, district heating, electricity, and telecommunications. Offered as GEOCOM solutions for large utilities and industrial plants, and IP SYSCON solutions for municipal and smaller municipal utilities.
• GEONIS ESRI-based geographic information solutions for facility, infrastructure, and property management.
• ALKIS Solutions Cadastral solutions for property management including data converter, land register, and map integration for the German ALKIS (Authoritative Real Estate Cadastre Information System).
• CAFM/CMMS Module Suite Extensive modular CAFM/CMMS software suite covering asset and object management, maintenance and service management, operating and management processes, and mobile and web applications. Includes 60+ modules such as address management, contract management, document management, energy management, inventory management, maintenance management, order management, and quality management.
• SAP Business Integration Integration solution connecting SAP ERP systems with facility management processes, placing SAP Financial IT at the center and delivering synergies and added value across ERP and CAFM domains.
• Professional Services and Hosting Service portfolio including consulting and project management, data services, process optimization, system customization, software development, digital transformation support, training, workshops, and system hosting services for customers who prefer not to maintain their own infrastructure.

Segments14 records

Ideal customer profiles5 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration10 records

Feature7 records

Partnerships

Nine partnerships are on record, tiered core, strategic and minor.

• pit - cup GmbHcoreTechnology or IntegrationTOL GmbH is a sales and development partner of pit-cup GmbH, one of the leading CAFM providers. The partnership centers on pit-FM, a GEFMA 444 certified CAFM system that serves as the core technology platform for TOL's solutions.
• ESRIcoreTechnology or IntegrationESRI technology provides the foundation for GIS solutions including network information systems. TOL implements ESRI-based solutions like GEONIS for utility and infrastructure management.
• AutoCAD / BricsCADcoreTechnology or Integrationpit-CAD extends CAD functionality for building planning and building technology, supporting both AutoCAD and BricsCAD platforms.
• Fraunhofer ItaliastrategicStrategic or Co-development PartnerJoint research collaboration with Fraunhofer Italia on Augmented Reality for Facility Management (AR4FM) project to create innovative software environments supporting facility management through augmented reality technology.
• GEOCOMcoreTechnology or IntegrationGEOCOM provides GIS solutions for network information systems targeting large utilities and industrial operations.
• IP SYSCONcoreTechnology or IntegrationIP SYSCON provides GIS solutions for smaller municipal utilities and associations, complementing GEOCOM offerings.
• mapAccelcoreTechnology or IntegrationmapAccel provides scalable WebGIS solution for spatial information access, geometry editing, and spatial evaluations, used as the foundation for TOL's web-based GIS applications.
• GEFMAminorOthersGerman Facility Management Association membership for industry networking and standards participation.
• CAFM RingminorOthersCAFM industry networking organization for professional exchange and best practices sharing.

Scale indicators2 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• Planon: Planon is a leading global CAFM/IWMS platform serving real estate, facility, and asset management. Directly comparable to TOL's pit-FM in CAFM functionality and target customer base (enterprise facility managers), with broader geographic reach.
• pit-cup GmbH: Pit-cup is the developer of pit-FM (the core CAFM platform TOL resells and implements). TOL is a sales and development partner of pit-cup, so pit-cup is the originating technology vendor and a direct counterpart in the same product ecosystem.
• Speedikon FM: German CAFM provider with strong DACH presence serving industries, real estate, and public sector. Direct competitor in the German market — the same addressable customers TOL targets — with comparable CAFM/CMMS capabilities.
• ARCHIBUS: ARCHIBUS is a long-established CAFM/IWMS platform for real estate, facility, and infrastructure management. Direct competitor in the integrated CAFM space, with comparable use cases in asset lifecycle, space, and maintenance management.
• Spacewell (Dexter Company): Spacewell offers CAFM, IWMS, and workplace management software with strong European presence. Direct competitor in DACH and Italy for CAFM, FM, and asset management deployments serving enterprise and public-sector customers.

Broad incumbents

• Nemetschek Group: German-listed software group focused on AEC/O solutions including facility and building lifecycle management. Competes with TOL in CAD/BIM/CAFM integration and is a credible DACH incumbent with much greater scale.
• RIB Software (iTWO): RIB / iTWO provides vertical SaaS for the construction and real estate industry, including facility management modules. Adjacent to TOL's CAFM + BIM integration story and competes for some of the same enterprise real estate customers.
• IBM Maximo Application Suite: IBM Maximo is a mainstream enterprise asset management (EAM) platform used by large industrial and utility firms globally. Overlaps with TOL's CMMS and asset management capabilities for industrial, utility, and infrastructure customers, though Maximo is significantly broader.

Regional players

• Servicer (FMS): Servicer is a DACH-focused CAFM/IWMS provider for facility, real estate, and infrastructure management. Comparable to TOL in product scope and geographic customer focus, primarily serving German-speaking enterprise and municipal customers.

Emerging players

• Coreio (Aareon): Coreio is a German CAFM provider within the Aareon group offering integrated facility management solutions. Direct competitor in the DACH CAFM market with comparable target customers in real estate, energy, and public sector.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks5 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/tol-gmbh

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about TOL