What the umpire does
The umpire’s job is limited and specific: review the items on which the two appraisers disagree and join with one of them in a written award. The umpire does not represent either side, does not advocate and does not decide coverage. In most appraisals, the appraisers resolve many items themselves and bring only a short list of disputed line items to the umpire.
The umpire is a separate role from the party appraisers. When Florida Insurance Appraiser serves as umpire on a claim, we do not also act as appraiser for either side on that claim.
How an umpire is selected
Most Florida policies direct the two appraisers to agree on an umpire. If they cannot agree within the time the policy provides, either party can generally ask a court of competent jurisdiction to appoint one. Appraisers often exchange a few candidate names and settle on someone both consider qualified and impartial. Your policy’s appraisal provision controls the specifics.
Our umpire process
- Engagement and disclosures. We confirm we have no conflicts and disclose any prior relationships with either appraiser or party.
- Submissions. Each appraiser provides an estimate and a list of disputed items with supporting documentation.
- Inspection. We inspect the property, usually with both appraisers present, focused on the disputed items.
- Review. We evaluate the evidence for each disputed line: measurements, pricing, scope and depreciation.
- Award. We prepare an award for signature, typically itemized so both sides can see how each issue was resolved.
Neutrality in practice
An umpire’s value depends on being genuinely independent. That means equal communication with both appraisers, no private conversations about disputed issues with one side and no stake in the outcome. We document the umpire process so the parties can see how decisions were reached. Fees are typically shared between the parties under the policy’s terms, not paid by one side alone.
Items umpires commonly decide
- Repair versus replacement on roofs and flooring
- Matching where materials are discontinued
- Unit pricing for labor and materials in the local market
- Whether overhead and profit is warranted
- Depreciation rates and actual cash value
- Code-required upgrades under ordinance or law coverage
Definitions for many of these terms are in our claim glossary.
Requesting an umpire
Appraisers or attorneys who would like to propose Florida Insurance Appraiser as umpire can contact us with the claim details for a conflict check. Policyholders who are earlier in the process may want to start with the appraisal process overview. This page is general information, not legal advice.
What makes umpire submissions effective
From the umpire’s chair, the most useful submissions are short and specific. A disputed item list that names the line, both appraisers’ figures and the reason for the difference lets the umpire focus on the real question. Supporting evidence such as supplier quotes, manufacturer discontinuation notices, measurement photos and local labor rates carries more weight than general argument. We encourage both appraisers to narrow the list as far as possible before umpire review, since agreed items do not need a decision.
What to gather before you call
- Names of both appraisers and their contact information
- Copy of the policy’s appraisal provision
- Both appraisers’ estimates
- A list of agreed items and disputed items
- Supporting photos, reports and pricing documentation
Frequently asked questions
Can the same firm be my appraiser and the umpire?
No. The umpire must be neutral. If we serve as umpire on a claim, we do not act as appraiser for either party on that claim.
What happens if the appraisers cannot agree on an umpire?
Most policies allow either party to ask a court to appoint one. Check your policy’s appraisal provision for the exact procedure.
Does the umpire decide coverage?
No. The umpire, like the appraisers, decides the amount of loss on disputed items. Coverage questions remain with the parties and the courts.
Who pays the umpire?
Policies commonly split the umpire’s fee equally between the insured and the insurer. Your policy language controls.