Appraisal and umpire services
Insurance appraisal can help when coverage is accepted and the value of the covered damage is still disputed.
This page is the hub for property owners and for attorneys, appraisers, and carriers. It is about property insurance appraisal on residential and commercial claims, not auto total-loss appraisal or a real-estate valuation.
Keathley Claims Consultants serves as a policyholder-named or carrier-named appraiser, or as umpire. Appraisers and umpires are expected to be competent and unbiased. Ryan Keathley takes appraisal work in any state where we’re permitted to serve. Keathley Claims Consultants offers public adjusting only in Ohio (License #1367111, held since June 2021). We are not attorneys and do not give legal advice.
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Appraisal and umpire assignments in any state where we’re permitted to serve. Public adjusting services in Ohio only. Call (419) 504-1601
Answers in plain English
Keathley Claims Consultants, in Wellington, Ohio, serves as a policyholder-named or carrier-named appraiser, or as umpire, on residential and commercial property claims. Ryan Keathley takes appraisal work in any state where we’re permitted to serve. Appraisers and umpires are expected to be impartial, and KCC values the loss under the same standard whoever appoints it. Keathley Claims Consultants offers public adjusting only in Ohio (License #1367111, held since June 2021). KCC is rated 4.8 from 56 Google reviews and has worked with 1,000+ clients.
Mainly the amount of a covered loss. Coverage questions are for the courts, and Ohio courts have not settled how far appraisers may consider causation, so talk with an Ohio attorney about those. Your policy controls the steps. KCC never serves as appraiser or umpire on a claim it handles as the public adjuster.
Two readers, one hub
You are here if the carrier has accepted the loss and the number for the repairs is still disputed. This hub explains what appraisal can decide, what it leaves to a court, and how to organize the file before anyone invokes the clause.
How to invoke appraisal How the clause works Underpaid claim help
You are here if you need an impartial appraiser or umpire on a residential or commercial property claim. KCC accepts policyholder-named appointments, carrier-named appointments, and umpire appointments under the same standard. Ryan Keathley takes appraisal work in any state where we’re permitted to serve.
Umpire and appraiser appointments Commercial property appraisal Contact
Amount of loss
Most property policies contain an appraisal clause. When it is invoked, each party selects an appraiser. The two appraisers review the damage, the estimates, the photos, and the items in dispute. If they cannot agree, they select an umpire, or a court may appoint one if the clause says so. A written agreement signed by two of the three sets the amount of loss under the wording most policies use.
The Ohio Department of Insurance homeowners guide describes it this way: either you or the company can make a written demand to have the amount of loss set by appraisal. If the appraisers fail to agree, they select an independent third person. A written agreement signed by two of these three people sets the amount of loss. The guide uses the word “arbitrator” for that third person. Most policies say “umpire.” The label differs. The job is the amount of the covered loss.
In plain English: appraisal is about the number, after coverage for the loss is generally accepted. It is not a hearing on whether the policy covers the loss at all.
If you are searching for a car or auto total-loss appraisal, this is a different process. KCC’s appraisal work is property insurance appraisal. It is also not a real-estate appraisal of market value, and it is not an insurable-value appraisal for a loan or a sale.
Your policy controls the steps, including how the demand is made, how the appraisers are named, and any deadline written in the clause. Read that clause before a demand goes out. The companion pages are clause review and how to invoke appraisal.
When appraisal may make sense
Appraisal may be worth discussing when the insurer has accepted coverage and the amount still does not match the documented damage, repair scope, or replacement needs. If a contractor estimate and the carrier figure stay far apart, start by reviewing whether this is an underpaid claim.
Ohio roofing and restoration contractors can also read our information for contractors. KCC is not a contractor and does not repair the building.
The carrier estimate is too low to complete the repairs.
The insurer and contractor disagree on the scope of damage.
Roof, siding, fire, smoke, water, or interior damage is priced too low.
The claim is stuck after repeated estimate revisions.
Covered damage is accepted, but the value of the loss remains disputed.
Both parties need a structured process to resolve the amount of loss.
When appraisal is the wrong tool
Appraisal generally does not decide whether the policy covers the loss in the first place. If the carrier denied the claim for coverage reasons, start with denied claim help rather than treating appraisal as a shortcut.
Those belong with an attorney. Keathley Claims Consultants is not a law firm and does not give legal advice. Your policy controls the appraisal steps. A court decides coverage.
If the file still needs inspection, documentation, and negotiation, a public adjusting path in Ohio often comes first. That engagement is separate from an appraisal or umpire appointment.
Appraisal usually does not decide:
In Westview Village v. State Farm (N.D. Ohio, Aug. 22, 2022), the court wrote that in Ohio, appraisal “is binding as to the amount of loss” (quoting an earlier N.D. Ohio decision), but courts resolve legal questions about coverage. The court compelled appraisal where the dispute was the extent of covered storm damage. If the question on your file is coverage, an exclusion, or bad faith, speak with an attorney. KCC can work on the damage valuation. KCC is not a law firm and does not give legal advice.
Appraiser, umpire, and the award
Under most appraisal clauses, each party names an appraiser who is expected to be competent and unbiased. The job is a fair amount-of-loss valuation from the damage, scope, and pricing evidence. It is not a result for whoever called first.
KCC accepts appraisal appointments as a policyholder-named appraiser and as a carrier-named appraiser. The standard does not change with the appointment. KCC does not take a side when it serves as umpire.
KCC never serves as appraiser or umpire on a claim it handles as the public adjuster.
Residential and commercial property claims use that same impartial standard. Commercial building types and the commercial process are on the commercial property insurance appraisal page. Umpire appointments are on insurance umpire services.
KCC appraisal roles
An appraisal award is serious. It can become binding as to the amount of loss, depending on the policy and the circumstances. Inspect and document before an award is signed. Questions about finality belong with counsel. KCC does not give legal advice. For a direct appointment request, use umpire and appraiser appointments.
KCC accepts policyholder-named appraisal appointments when the dispute is about the value of covered property damage. The job is a fair amount-of-loss valuation under the same standard whoever makes the appointment.
KCC accepts carrier-named appraisal appointments when an independent valuation is appropriate. The standard is the same whoever makes the appointment: inspect, document, and value the loss impartially.
When two appraisers cannot agree, an umpire may resolve the items still in dispute. Umpire work is expected to be independent. KCC does not take a side when it serves as umpire.
Prepare for appraisal
Preparation starts by confirming an amount-of-covered-loss dispute, organizing the file, and separating coverage questions from valuation.
Before any demand, read the clause and choose the role carefully. The clause page is insurance appraisal clause review. The written-demand companion is how to invoke the appraisal clause. Your policy controls the steps.
1
Review whether the insurance company has accepted coverage and whether the remaining disagreement is valuation, repair scope, pricing, matching, repairability, contents, mitigation, or rebuild scope.
2
Collect the policy, declarations page, carrier estimate, contractor estimate, photos, videos, reports, invoices, and written communications that relate to the amount of loss.
3
List the valuation items that appear underpaid or missing, and flag any exclusions, causation questions, policy interpretation issues, or legal questions that appraisal may not decide.
4
Use photos, estimates, reports, quantities, material information, code items, matching issues, and repairability facts to show the value of the covered damage. Your policy controls what the appraisal clause reaches.
5
Read the clause, then decide whether the file needs public adjusting in Ohio, a policyholder-named or carrier-named appraiser who is expected to be unbiased, an umpire, or a conversation with an attorney. KCC never serves as appraiser or umpire on a claim it handles as the public adjuster.
Related reading
These are the live pages in this cluster. Each one takes a narrower question: the clause, the demand, an umpire appointment, a commercial building, or a city.
How The Clause Works
Read the clause, separate coverage from amount of loss, and choose roles before a demand is made.
Review the clauseHow To Invoke
A step-by-step companion for a written demand after the dispute is an amount-of-loss disagreement.
Read the demand stepsFor Attorneys, Appraisers, And Carriers
Request an impartial umpire or a policyholder-named or carrier-named appraiser. Appointments are accepted in any state where we’re permitted to serve.
Request an appointmentCommercial Buildings
Insurance claim appraisal for commercial buildings. This is not a real-estate or insurable-value appraisal.
Read the commercial pageCleveland
Appraisal and umpire assignments for disputed covered-loss values in Cleveland.
View ClevelandColumbus
Appraisal and umpire assignments for disputed covered-loss values in Columbus.
View ColumbusTwo Different Tools
Public adjusting, offered only in Ohio, is a separate engagement from an impartial appraisal appointment.
Compare the rolesAmount Of Loss
When coverage is accepted but the number is still disputed, review how amount-of-loss appraisal is used.
Read the notesFire, Wind, And Hail
A practical guide to when appraisal may fit an Ohio property claim and what to organize first.
Read the guideCommercial Hail
Read the commercial wind or hail deductible discussion, what to document on the building, and when appraisal fits.
Read the hail pageIf The Number Is Disputed
Start here when a contractor estimate and the carrier figure stay far apart and you are not yet sure appraisal fits.
Review an underpaid claimLegal Questions
Coverage, bad faith, and lawsuit questions belong with an Ohio attorney. KCC is not a law firm.
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An organized file is easier to review. KCC can look at what you already have and note what is still missing. Bring the policy. The clause, not a general summary, controls the process.
Insurance policy and declarations page
Carrier estimate
Contractor estimate
Photos and videos of damage
Engineer reports, lab reports, or inspection reports
Mitigation invoices
Repair invoices
Contents inventory
Scope
Ryan Keathley takes appraisal work in any state where we’re permitted to serve. That includes policyholder-named appraiser appointments, carrier-named appraiser appointments, and umpire appointments, on residential and commercial property claims.
Keathley Claims Consultants has held Ohio public adjuster License #1367111 since June 2021. It is not a license to do public adjusting in other states. Public adjusting is a separate engagement, offered only in Ohio.
Some states license appraisers and umpires. Iowa, for example, requires an Iowa license to act as an appraiser or umpire there. Include the property’s state when you write, and we’ll confirm whether we can accept. The policy, and that state’s rules, control the process. KCC follows the rules of the state where the property is located.
KCC never serves as appraiser or umpire on a claim it handles as the public adjuster.
The office is at 155 N Main Street, Wellington, OH 44090. Call (419) 504-1601, or use contact and about. Client stories are at client stories.
Iowa’s umpire request page is one example of a state process. It is not a list of where KCC works. Where a state requires its own appraiser or umpire license, KCC accepts appointments there only if licensed.
Ohio pages
These Ohio pages add local context. The appointment itself is not limited to the cities below. Ryan Keathley takes appraisal work in any state where we’re permitted to serve.
Appraisal and umpire assignments for disputed covered-loss values in Northern Ohio.
View areaAppraisal and umpire assignments for disputed covered-loss values in Cleveland.
View areaAppraisal and umpire assignments for disputed covered-loss values in Columbus.
View areaAppraisal and umpire assignments for disputed covered-loss values in Lorain County.
View areaAppraisal and umpire assignments for disputed covered-loss values in Cleveland West Suburbs.
View areaAppraisal and umpire assignments for disputed covered-loss values in Lake County.
View areaAppraisal and umpire assignments for disputed covered-loss values in Akron-Canton.
View areaAppraisal and umpire assignments for disputed covered-loss values in Toledo.
View areaAppraisal and umpire assignments for disputed covered-loss values in Wellington.
View areaAppraisal and umpire assignments for disputed covered-loss values in Medina.
View areaAppraisal and umpire assignments for disputed covered-loss values in Sandusky.
View areaAppraisal and umpire assignments for disputed covered-loss values in Mansfield.
View areaAppraisal and umpire assignments for disputed covered-loss values in Youngstown.
View areaAppraisal and umpire assignments for disputed covered-loss values in Cincinnati.
View areaAppraisal and umpire assignments for disputed covered-loss values in Dayton.
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Call (419) 504-1601 or request a consultation. For an appraiser or umpire appointment, use the contact form and include the property’s state.
Keathley Claims Consultants · 155 N Main Street, Wellington, OH 44090 · Ohio Public Adjuster License #1367111, held since June 2021
Appraisal and umpire assignments are accepted in any state where we’re permitted to serve. Public adjusting is a separate engagement, offered only in Ohio. KCC never serves as appraiser or umpire on a claim it handles as the public adjuster.
We’re licensed Ohio public adjusters (License #1367111). We’re not attorneys or a law firm.
