When two appraisers in a property insurance dispute cannot agree on the value of a loss, the umpire’s role becomes central to reaching a final resolution. Understanding generally how an umpire approaches that decision can be helpful for anyone going through the process.
An umpire typically begins by reviewing the positions and supporting documentation submitted by both appraisers, including estimates, photographs, and any other evidence used to support each figure.
Many umpires also conduct their own independent review of the property or the available documentation, rather than simply picking between the two submitted numbers without further analysis, though the exact approach can vary by umpire and by claim.
The umpire generally focuses specifically on the disputed line items or categories where the two appraisers disagree, rather than reevaluating every part of the claim from scratch, since areas of agreement between the appraisers are usually not revisited.
Depending on the policy and the umpire’s own approach, the final figure may end up matching one appraiser’s number, the other’s, or landing somewhere in between, once agreed to by any two of the three participants. There is no single required method, and umpires often explain their reasoning in the documentation supporting the award.
Because this process can vary and the outcome affects real dollar figures, it is worth discussing with your appraiser what to expect from a specific umpire before the evaluation begins.
This article is general education about how the appraisal process commonly works. It is not legal advice, and specific procedures can vary by state and policy. If you have questions about your own claim, review your policy language and talk with your insurance company, agent, or an attorney familiar with your state’s laws.
Russ Lis is a working property insurance appraiser and umpire based in Minnesota, serving clients nationwide. Have a question about your own claim? Contact Appraisal Resolution.