IAUA Certified Appraiser and Umpire. Blake is an IAUA Certified Appraiser and Umpire.
How appraisal usually works, in plain terms
- It comes from the policy. Many commercial property policies include an appraisal clause that lets either side demand appraisal when they disagree on the amount of a loss.
- Each side hires its own appraiser. The two appraisers each estimate the loss. If they agree, that's the award.
- An umpire breaks a deadlock. The two appraisers pick a third person as umpire, who decides the items they can't agree on. Who pays for what is set by the policy.
- It decides "how much," not "whether." Appraisal generally sets the amount of loss. Coverage and legal questions are for the carrier, attorneys and the courts.
- Rules vary by state. States differ on deadlines, umpire selection, how awards are challenged and what payment of an award means. Check your policy and your state's rules.
One state example, Texas: the Texas Department of Insurance describes appraisal as a way for either side to resolve a dispute over the amount of loss, with the umpire deciding differences between the appraisers.[1][2] The Texas Supreme Court has held that appraisers may allocate damage between a covered event and causes like pre-existing wear when setting the amount of loss.[3]
What an appraiser does on a roof claim
- Inspects the roof and documents damage with photos and measurements
- Separates storm damage from age, wear and prior repairs
- Prepares a line-item estimate of the amount of loss
- Works with the other side's appraiser to reach agreement, or presents the differences to the umpire
What we don't do
We don't negotiate or settle insurance claims for anyone, and we don't give coverage or legal opinions. Our role is the roof: condition, damage, scope and cost.
Not legal advice. This page is general information about how roof appraisal usually works. Appraisal rules, deadlines and umpire procedures vary by state and by policy, and your policy's wording controls. For questions about your rights, coverage or deadlines, talk to an attorney licensed in your state.
Sources
- Texas Department of Insurance, "What if my insurance isn't paying enough?"
- Texas Department of Insurance, Consumer Bill of Rights for Homeowners, Dwelling, and Renters Insurance (item 10, Appraisal)
- State Farm Lloyds v. Johnson, 290 S.W.3d 886 (Tex. 2009)
Who we work for: Blake consults for insurance carriers and for building owners, and takes appraisal and umpire assignments for carriers and policyholders on large commercial, institutional and multi-building losses, available nationwide. In Texas and Oklahoma, Blake takes consulting projects of any size, including residential appraisal and umpire work. See Texas and Oklahoma.
Ask about a consulting engagement or call (817) 733-9228. Tell us the property type, roof size and what decision you need to make, and we'll tell you what kind of report fits.