Read the appraisal provision in your policy
Start with the full policy that was in force on the date of loss, including endorsements. Find the appraisal provision, usually in the conditions section, and note who may invoke it, how many days each side has to name an appraiser, how the umpire is selected and how costs are divided. Check any prerequisites, such as a sworn proof of loss or other post-loss duties, that must be satisfied first.
Send a written demand for appraisal
Either party can usually start the process with a written demand. It should identify the policy, claim number and date of loss, state that the parties disagree on the amount of loss, and name the demanding party’s appraiser. Send it by a method you can document and keep a copy. Our appraisal readiness quiz helps confirm your file is ready before you send it.
Each side names a competent, disinterested appraiser
Within the deadline the policy sets, each side selects its own appraiser. Most Florida policies require that appraiser to be competent and disinterested: experienced in estimating and without a financial stake in the result. A contractor who would perform the repairs, or someone paid a percentage of the award, may be challenged on that basis.
The appraisers inspect and compare estimates line by line
The appraisers inspect the property, often together, gather measurements and photos, and exchange estimates, usually written in Xactimate or Symbility. They then work through the estimates line by line, settling quantities, materials, pricing, overhead and profit, and depreciation. Most items are resolved at this stage.
An umpire resolves remaining disagreements
The two appraisers choose an umpire, typically at the start or as soon as it is clear they will not agree on everything. If they cannot agree on an umpire, the policy usually allows either side to ask a court to appoint one. The umpire reviews only the disputed items, may inspect the property, and decides between or among the positions presented. Learn more about umpire services.
The award is signed by any two of the three
A written award signed by both appraisers, or by one appraiser and the umpire, generally sets the amount of loss. Many awards state replacement cost value and actual cash value separately and may break out coverage categories. The award resolves the amount; it does not decide coverage questions the insurer may have reserved.
Payment, less deductible and prior payments
After the award, the insurer typically pays the awarded amount minus the applicable deductible and anything already paid, subject to the policy terms and limits. If recoverable depreciation is held back, it is usually released after repairs are completed and documented. Keep invoices and photos of finished work.
What appraisal costs
Under most Florida policies, each side pays its own appraiser, and the umpire’s fee and other shared costs are split between the parties, typically in equal shares. Your policy controls, so check the wording. Appraiser fees vary by the size and complexity of the claim and are usually hourly or flat. Before recommending appraisal, we compare the realistic cost against the net disputed amount after the deductible and prior payments. The appraisal worth-it calculator gives a rough first look.
How long it usually takes
Timelines depend on the policy deadlines, how quickly appraisers are named, access to the property, the size of the claim and whether an umpire is needed. A straightforward residential file can resolve in weeks; a large commercial or condominium loss, or a file that waits on a court-appointed umpire, can take considerably longer. After a major hurricane, availability of appraisers and umpires across the state also affects timing. We give clients a realistic estimate once we see the file.
When appraisal is not the right tool
Appraisal is built for disputes about dollars. It is usually not the right tool when the insurer has denied the claim outright, says an exclusion applies, alleges fraud or a policy violation, or when the main question is whether a peril caused the damage at all. Those are generally matters for a Florida attorney. For smaller gaps, the Florida Department of Financial Services residential mediation program, a re-inspection request or a well-documented supplemental claim may be faster and cheaper. Coverage disputes are not decided in appraisal.
Frequently asked questions
Who can invoke appraisal?
Many Florida policies allow either the policyholder or the insurer to demand appraisal in writing. Some forms add conditions or limits, so read your policy’s appraisal provision.
Is DFS mediation the same as appraisal?
No. The Florida Department of Financial Services mediation program is non-binding and uses a neutral mediator to help the parties settle. Appraisal produces an award that is generally binding on the amount of loss.
What if the insurer’s appraiser and mine never agree?
That is what the umpire is for. The umpire decides the disputed items, and an award signed by any two of the three panel members generally sets the amount of loss.
Does appraisal decide coverage?
No. Appraisal decides the amount of loss. Questions about whether damage is covered, or whether policy conditions were met, are generally decided separately.
When will I get paid after an award?
Policies and Florida law set time frames for payment after an award, and payment is reduced by the deductible and prior payments. Check your policy, and ask us or your attorney if payment seems delayed.