The terms appraiser and umpire both come up constantly in discussions of the property insurance appraisal process, and it is common for people new to the process to wonder exactly how the two roles differ.
An appraiser is typically selected by one side, either the policyholder or the insurance company, to represent that party’s independent evaluation of the disputed loss. Each side has its own appraiser, and each appraiser is expected to be competent and disinterested, but they are still generally understood as each party’s chosen representative in the process.
The umpire, by contrast, is a neutral third party brought in specifically to help resolve disagreements between the two appraisers. The umpire is not selected by either the policyholder or the insurer alone, but is generally chosen jointly by the two appraisers, or appointed by a court if they cannot agree.
In terms of process, appraisers typically do the detailed, hands on work of inspecting the property, reviewing documentation, and preparing an independent valuation. The umpire generally becomes actively involved specifically when the two appraisers’ figures do not match and a decision is needed to finalize the award.
Both roles are important to how the process works: the appraisers each bring their own thorough evaluation of the loss, while the umpire provides the neutral perspective needed to reach a final, workable number when the two sides genuinely disagree.
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.