In property insurance, disagreements happen. Appraisers may reach different conclusions about scope, pricing, or the amount of loss. When that happens, the policy’s appraisal provision allows both sides to appoint their own appraiser. If those two appraisers cannot agree, the matter moves to the next step: umpire services.
What Are Umpire Services?
Umpire services provide a neutral decision-maker whose job is to review the disputed issues and issue a binding decision. The umpire is not aligned with either side. They are appointed because the appraisal process needs a final, unbiased voice to break the deadlock.
The purpose is simple:
A fair, evidence-based resolution when appraisers cannot reach an agreement.
When Are Umpire Services Used?
Umpire services are used when:
- Each side has selected an appraiser
- The appraisers cannot agree on the amount of the loss
- A neutral third party is required to evaluate the disputed items
The policy’s appraisal clause triggers the process. Once appointed, the umpire serves as the tie-breaker.
What an Umpire Does
An umpire evaluates the claim independently and makes a determination based on the information provided. Typical responsibilities include:
- Reviewing both appraisers’ estimates and supporting documentation
- Identifying the points of agreement and disagreement
- Reviewing photographs, scope notes, and relevant records
- Holding meetings or discussions with the appraisers
- Conducting a site inspection when useful
- Issuing a written Award that reflects the correct amount of loss
The umpire’s Award becomes binding once signed by any two of the three participants (an appraiser and the umpire).
Why Umpire Services Matter
Umpire services ensure that disputes do not stall indefinitely. They provide:
- Neutrality — decisions made solely on the evidence
- Speed — faster resolution than litigation
- Fairness — equal consideration of both appraisers’ positions
- Finality — a binding outcome that allows the claim to move forward
For carriers, policyholders, contractors, and appraisers alike, the role of the umpire keeps the process efficient and prevents unnecessary escalation.
Qualities of an Effective Umpire
The most effective umpires bring:
- Strong claims experience
- Deep understanding of valuation and scope analysis
- A disciplined, evidence-driven approach
- Clear and objective communication
- A reputation for fairness and independence
Umpire services work best when the umpire can evaluate complex issues without bias and provide a clear rationale for their decision.
If you or your organization need neutral, evidence-driven support during a property appraisal dispute, I am available to serve as an independent umpire. My background in complex investigations, valuation analysis, and disciplined decision-making allows me to provide clear and defensible outcomes in even the most challenging claims. You can review my Umpire Services here. To discuss availability or request an appointment, please reach out through our Contact Us page. I welcome the opportunity to assist in achieving a fair and accurate resolution.