Commercial property claims
Commercial Property Insurance Appraisal and Umpire Services
This page is about insurance claim appraisal: the process in many commercial property policies for settling a disagreement about the amount of a covered loss. It isn’t a real-estate, market-value or insurable-value appraisal.
Under a typical appraisal clause, each side names an impartial appraiser, and an umpire resolves the items the appraisers can’t agree on. Appraisal doesn’t decide coverage, and your policy controls the steps. Keathley Claims Consultants (KCC) accepts commercial appraiser and umpire appointments in any state where we’re permitted to serve. Our public adjusting services are separate and offered only in Ohio (License #1367111).
This page is general information, not legal advice.
When commercial appraisal fits
Appraisal is built for one kind of dispute: the insurer agrees the loss is covered, but the two sides are far apart on the amount. On commercial property, that often involves:
- Several buildings on one claim, each with its own scope.
- Roof systems, such as large low-slope roofs, where repair versus replacement drives the number.
- Interior build-outs and finishes in tenant or owner-occupied space.
- Line-item pricing where both sides have estimates but disagree on quantities or methods.
Many commercial policies include an appraisal clause, but forms and endorsements vary. Read your own policy, or have your attorney read it. Your policy controls.
What appraisal won’t decide
- Coverage and exclusions. Whether the policy covers the damage, and whether an exclusion applies, is for a court. Westview Village v. State Farm (N.D. Ohio, Aug. 22, 2022) involved storm damage at condominium buildings. The court noted 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. It granted the owner’s motion to compel appraisal and paused the lawsuit until that process finished.
- Causation, by default. The same court, quoting an Ohio appeals court, noted “substantial debate over whether, and to what extent, appraisers and umpires may consider causation.” What the panel may consider depends on the policy wording and on the court.
- Business income questions. A business-income or extra-expense dispute belongs in appraisal only when the policy and the law put it there. Talk with an attorney before listing that part of the loss as an appraisal item.
If coverage, a denial, or bad faith is in question, talk with an Ohio attorney first, or one licensed where the property is.
Appointments we accept
- Owner-named appraiser.
- Carrier-named appraiser.
- Umpire, selected by the two appraisers or appointed by a court.
Churches, warehouses, shopping malls, plazas, and manufacturing facilities are commercial property types KCC handles. The valuation standard is the same whether an owner or a carrier makes the appointment.
Our conflict rule
KCC can’t serve as appraiser or umpire on a claim we’re handling as the public adjuster.
Before KCC accepts a commercial appointment, it checks for earlier work on that claim and for relationships with the parties, and it declines the assignment if a conflict exists.
What we need to start
- The full commercial policy, including the forms and endorsements.
- The appraisal clause.
- The statement of values or building list.
- Both sides’ estimates.
- Photos, engineering or roof reports, and any other inspection reports.
- Deadlines in the clause or set by the parties.
In Ohio and other states
We take commercial appraiser and umpire appointments in any state where we’re permitted to serve. Some states have their own appraisal rules, and some require a state appraiser or umpire license, so tell us the property’s state when you contact us.
Commercial public adjusting is a different service, offered only in Ohio (License #1367111). For Ohio commercial hail claims, see our commercial property hail claim guide.
Who pays for commercial appraisal
The commercial policy decides who pays. On many forms, each side pays the appraiser it names, and the umpire and other appraisal expenses are shared equally. If your clause reads differently, send it through the contact form.
Learn more about appraisal
Request a commercial appraiser or umpire
Call (419) 504-1601 or use the contact form to ask KCC to serve on a commercial building. Include the state where the building sits, the building type, and whether the open role is appraiser or umpire.
About Keathley Claims Consultants
Keathley Claims Consultants has held Ohio public adjuster License #1367111 since June 2021. The office is at 155 N Main Street in Wellington, Ohio.
The firm has worked with 1,000+ happy clients and is rated 4.8 from 56 Google reviews. Those stories are on the client stories page. Founder Ryan Keathley has been an adjuster since 2011.
KCC is not a law firm and does not give legal advice. It is not a contractor and does not repair buildings.
Frequently asked questions
Is commercial property appraisal binding? +
Can appraisal decide a business income dispute? +
Who pays for commercial appraisal? +
Do you take commercial appraisal work outside Ohio? +
Can you serve as umpire on a loss with several buildings? +
Can KCC be the appraiser or umpire if it is our public adjuster? +
We’re licensed Ohio public adjusters (License #1367111). We’re not attorneys or a law firm.