Not legal advice. Policy wording and deadlines vary, so check your own policy.
1. Before anyone demands appraisal
Get the roof documented while the evidence is fresh: the storm date of loss, the type of loss (hail, wind or both), hail size and wind speeds from the storm records, photos of every damaged area, and drone inspections and infrared inspections to find water infiltration. A roof that is documented well before appraisal usually leaves fewer items to fight about later. What a good report contains.
2. The written demand
One side asks for appraisal in writing under the policy. From the roof side, this is the time to list exactly which roof items are disputed: square counts, repair versus replace, matching, or code items.
3. Each side names an appraiser
Pick someone who knows the roof system you have. Built-up, modified bitumen, single-ply, spray foam, coatings and metal all fail differently in hail and wind.
4. The appraisers pick an umpire
If they can't agree on one, the policy usually lets a court appoint one. A roof-focused umpire helps when the disagreement is about the roof itself. For appraisers.
5. Inspection and estimates
Each appraiser inspects and writes a line-item scope and estimate. The best estimates tie every line to a photo and to current building codes.
6. Agreement or umpire
Items the two appraisers agree on are settled. Only the leftovers go to the umpire.
7. The award
A written award signed by two of the three sets the amount of loss. After that, the work turns into a repair or replacement scope that a roofer can actually build.
How long it takes
It depends on the size of the loss and how fast the appraisers agree. We don't publish an average.
Further reading
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.
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.