The alarms
that matter.
Nothing else.

Arbiter watches every BACnet device on your site, filters the noise, and sends one SMS when something actually needs your attention.

Request access See the filter →
BACnet/IP gateway connected
Live in production · Legion of Honor, SF 97% alarm noise filtered
►Protocol-native — BACnet/IP, no middleware
Self-hosted — runs on-site, no cloud dependency
Live in production — Legion of Honor, SF
Live alarm stream

Prioritized. Not buried.

Every alarm scored against site-specific rules. Low-value noise suppressed before it reaches you.

Sev Device Description Value Building Time
Connecting to BMS…
0 critical
0 high
0 cleared
Connecting…

See Arbiter filter in action.
Watch 50+ raw alarms across 5 buildings get compressed to a handful of actionable alerts.

Multi-building demo →
How it works

From BACnet
to your phone.

01
Poll BACnet devices

Arbiter runs on-site, reading present values from controllers every 60 seconds over native BACnet/IP.

02
Score against rules

Each reading is evaluated against site-specific thresholds. Events below the noise floor are suppressed.

03
Cloak the noise

97% of BMS chatter never reaches the engineer. Only alarms that clear the priority threshold are forwarded.

04
Recall to action

One SMS — device, object, value, threshold. No app. No login. No dashboard. Just the signal.

Global scale

One platform.
Every building.

From a single museum to a portfolio of facilities — Arbiter scales to every site on your network. Each building gets its own threshold rules, alert routing, and silence schedule.

5+
Buildings monitored
94
BACnet objects polled
24/7
Continuous coverage
<30s
Alert delivery
Early access

Built for engineers
in the field.

Arbiter is in active development at the Legion of Honor. Early access is limited to facilities engineers and building operators.

Thanks — we'll be in touch within 48 hours. Arbiter is deployed on real BMS hardware and we onboard one building at a time.
Example SMS alert
[ARBITER] CRITICAL: Supply Air Temp 93.1°F — limit 85°F

AHU-01 · Trane Tracer SC+
Legion of Honor BMS · 18:24:02 PST
Delivered in 1.2s
Triggers a simulated alarm