For attorneys, appraisers, and carriers
Insurance Appraisal Umpire and Appraiser Appointments
When a property loss is covered but the two sides disagree on the amount, many policies let either side demand appraisal. Each side names an appraiser, and the two appraisers pick an umpire. Keathley Claims Consultants (KCC) accepts umpire appointments, policyholder-named appraiser appointments, and carrier-named appraiser appointments on residential and commercial property claims, in any state where we’re permitted to serve. Appraisers and umpires are expected to be impartial, and we value the loss under the same standard no matter who appoints us. Our public adjusting services are separate and offered only in Ohio (License #1367111).
Your policy controls the appraisal process. This page is general information, not legal advice.
What an umpire decides, and what it doesn’t
The umpire’s job is narrow. The two appraisers each value the loss. If they agree, their written agreement usually sets the amount of loss. If they can’t agree on some items, the umpire reviews only those items. Under most policies, a written award signed by any two of the three sets the amount of loss.
The Ohio Department of Insurance describes the same steps in its homeowners guide: either side can make a written demand for appraisal, each side hires an independent appraiser, and “if the appraisers fail to agree, they select an independent arbitrator.” ODI says “arbitrator” where most policies say “umpire.” It’s the same role.
What an umpire doesn’t do:
- Decide coverage. Whether a loss is covered, or whether an exclusion applies, is a legal question. In Westview Village v. State Farm (N.D. Ohio, Aug. 22, 2022), 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.
- Settle causation questions 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.” Whether the panel can address cause depends on the policy wording and the court. If causation is in dispute, talk with an attorney.
- Take either side. An umpire is a neutral decision-maker on the disputed items.
Appointments we accept
- Umpire, selected by the two appraisers or appointed by a court.
- Policyholder-named appraiser.
- Carrier-named appraiser.
We take residential and commercial property claims. Residential work includes homes, condominiums and multi-family buildings. Commercial work includes properties such as churches, warehouses, shopping malls, plazas and manufacturing facilities. For commercial losses, see our commercial property insurance appraisal page.
Our conflict rule
KCC can’t serve as appraiser or umpire on a claim we’re handling as the public adjuster. If we’re the public adjuster on your claim, we’ll tell you, and you’ll need to choose someone else for the appraisal panel.
Before we accept any appointment, we check for prior work on the claim and for relationships with the parties, and we decline the assignment if a conflict exists. Many policies require each appraiser to be competent and impartial, and the umpire is expected to be neutral. Your policy and state rules control.
How we stay impartial
- A conflict check before we accept.
- An itemized, documented valuation of the disputed items, so both sides can see how each number was reached.
- No promises about outcomes to anyone, before or during the appraisal.
Where we take assignments
We take appraiser and umpire appointments in any state where we’re permitted to serve. Some states have their own rules, and some, such as Iowa, require a state appraiser or umpire license. Tell us the property’s state when you contact us.
Public adjusting is a different service. We offer it only in Ohio, under Ohio public adjuster License #1367111. For Ohio appraisal information by area, see Appraisal Services, including Cleveland and Columbus.
How to request an umpire or appraiser
Send us the following through our contact page:
- The property’s state and county.
- The policy form and the appraisal clause (the Conditions section, usually titled “Appraisal”).
- Both appraisers’ names, if they’ve been named.
- The items in dispute.
- The estimates exchanged so far.
- Any deadlines in the clause or set by the parties.
We’ll run the conflict check first and tell you whether we can accept.
Who pays the umpire
Who pays is set by your policy’s appraisal clause. Many clauses say each side pays its own appraiser, and the umpire and other appraisal expenses are shared equally. Read your own clause, because forms vary. For questions about a specific file, contact us.
For background on the clause itself, see our appraisal clause review. For the steps to start appraisal on an Ohio claim, see how to invoke appraisal in Ohio.
Request an appointment
To request an umpire or appraiser appointment, contact KCC or call (419) 504-1601. Include the property’s state so we can start the conflict check.
About Ryan Keathley
Ryan Keathley is the CEO and founder of Keathley Claims Consultants, based at 155 N Main Street in Wellington, Ohio. He has worked as an adjuster since 2011 (15+ years in the industry), including work as an independent adjuster for various insurance companies. Keathley Claims Consultants has held Ohio public adjuster License #1367111 since June 2021.
Keathley Claims Consultants has worked with 1,000+ clients and is rated 4.8 from 56 Google reviews. You can read client stories at Client Stories.
KCC is not a law firm, contractor, or insurance carrier. We don’t give legal advice or do repairs.
Frequently asked questions
What does an insurance appraisal umpire do? +
How is an umpire chosen? +
Do you serve as umpire or appraiser outside Ohio? +
Do you take carrier-named appraiser assignments? +
Can KCC be the appraiser or umpire on a claim where it is the public adjuster? +
Who pays the umpire? +
We’re licensed Ohio public adjusters (License #1367111). We’re not attorneys or a law firm.