Most Missouri homeowners and commercial property policies contain an appraisal clause. It’s a short paragraph, usually under the conditions section, that says if you and the insurance company disagree on the amount of loss, either side can demand appraisal in writing. Each side then picks its own appraiser, the two appraisers pick an umpire, and an agreement signed by any two of the three sets the amount. It’s a private, practical process built for exactly one question: what does it cost to put this property back?
What appraisal can and can’t settle
Appraisal is about dollars, not coverage. If the carrier has denied the claim outright, says the damage is from wear and tear, or says a whole category of loss isn’t covered, that’s a coverage dispute. Appraisers don’t rule on it. If the carrier has accepted the claim but its estimate is thin, appraisal is often the right tool.
- Good fit: the adjuster priced a roof repair when the slope needs replacing, left out interior trades, or used unit prices that don’t match what Missouri contractors actually charge.
- Usually not a fit: a full denial, a late-notice argument, or a dispute about whether a peril is excluded. Those are questions for a Missouri attorney.
- Gray area: disputes about how much of the damage came from a covered event. Some policies and courts treat that as part of the amount of loss; others don’t. The policy wording controls.
How we handle an appraisal demand
Reading the clause first
Appraisal clauses aren’t identical. Some give each side 20 days to name an appraiser; some require the appraisers to be “competent and impartial” or “disinterested”; some spell out who pays the umpire. We read your declarations page, the clause, and the loss settlement provisions before anything is sent, so the demand fits your policy.
Building the number
We inspect the property, document the damage with photos and measurements, and write a line-item estimate in the same estimating format carriers use. Then we compare it against the insurer’s estimate line by line so every disagreement is visible and supported. Our appraisal roadmap lays out each step in order.
Working with the other appraiser
Most appraisals settle between the two appraisers without an umpire. That happens when the supporting documents are clear enough that the other side can’t reasonably argue with them. If we can’t agree, the disputed items go to the umpire, and we present our side.
What it looks like on paper
| Stage | What happens | Who acts |
|---|---|---|
| Demand | Written notice invoking appraisal | You or the carrier |
| Selection | Each side names its appraiser | Both sides |
| Umpire | Appraisers agree on a neutral | The two appraisers |
| Review | Inspection, estimates, negotiation | Appraisers |
| Award | Signed by any two of three | Appraisers and umpire |
Missouri context worth knowing
Property insurance in Missouri is regulated by the Missouri Department of Commerce and Insurance (DCI), which takes consumer complaints about claim handling. Missouri also has unfair claims settlement practices rules that set general expectations for how insurers acknowledge, investigate and pay claims. Separately, Missouri’s vexatious refusal to pay statutes may allow added penalties and attorney fees when an insurer refuses to pay without reasonable cause. Whether any of that applies to your claim is a legal question for a Missouri attorney, and we don’t give legal advice.
Appraisal is not a lawsuit and we are not a law firm or a public adjuster. We serve as your appraiser on the amount of loss. Deadlines in your policy and under Missouri law can be short, so don’t sit on a disputed claim.
Before you send a demand
- Get the carrier’s full estimate in writing, not just the payment letter.
- Pull a certified copy of your policy, including endorsements.
- Gather your own contractor bids, photos, receipts and any engineer reports.
- Note every date: loss date, notice date, inspection, payments.
If you’re not sure appraisal fits, tell us about the claim and we’ll give you a straight answer.
Questions about appraisal demand representation
Who can demand appraisal in Missouri?
Under most policies either you or the insurer can demand appraisal in writing once there’s a disagreement over the amount of loss. Check your policy’s appraisal clause, because the steps and timelines vary.
Is the appraisal award binding?
Most clauses say an award signed by two of the three panel members sets the amount of loss. The carrier can still raise coverage issues, and questions about enforcing or challenging an award belong with a Missouri attorney.
Do I pay for the umpire?
Many policies split the umpire’s fee equally between you and the insurer, while each side pays its own appraiser. Your policy wording controls.
