Every appraisal clause has a built-in way to break a deadlock. Each side picks an appraiser, and the two appraisers choose a neutral umpire. If the appraisers agree on the amount of loss, the umpire may never be needed. If they don’t, the umpire reviews the disputed items, and an award signed by any two of the three sets the amount. We serve as umpire on Missouri property appraisals, and when we do, we work for neither side.
What an umpire does
An umpire’s job is narrow and important: resolve the specific items the appraisers couldn’t agree on, based on the evidence.
- Review both appraisers’ estimates and supporting documents.
- Inspect the property, usually with both appraisers present.
- Hear each appraiser’s position on the disputed items.
- Decide the disputed items and sign an award with at least one appraiser.
An umpire doesn’t decide coverage, interpret disputed policy language in a binding way, or rule on legal issues. Those stay with the parties and, if needed, the courts.
How umpires are chosen
Agreement between the appraisers
Most policies direct the two appraisers to select an umpire within a set period, often 15 days. They typically exchange names, check for conflicts and settle on someone both find acceptable.
Court appointment
If the appraisers can’t agree on an umpire within the time the policy allows, most appraisal clauses let either party ask a court to appoint one. In Missouri, that request is generally made to a court in the county where the property is located. The procedure and timing are legal matters, so the party seeking appointment usually works with a Missouri attorney.
Conflict checks
Before accepting an umpire role, we check for relationships with either party, either appraiser and the carrier. If there’s a conflict that would undermine neutrality, we decline.
| Step | What happens |
|---|---|
| Appointment | Selected by appraisers or a court |
| Disclosure | Conflicts reviewed and disclosed |
| Submissions | Both estimates and evidence received |
| Inspection | Property visit with both appraisers |
| Award | Disputed items decided, award signed |
How we handle the umpire role
- Clear ground rules. We confirm the disputed items in writing and how submissions will be shared, so nobody is surprised.
- Equal access. Both appraisers get the same information and the same chance to make their case. We avoid one-sided conversations.
- Itemized awards. Where the panel agrees to it, we prefer awards that break out the amounts by category, which can help the parties apply policy terms afterward.
- Plain reasoning. We explain the basis for decisions on disputed items so the appraisers understand the outcome and the parties can see how the award was reached.
Umpire fees are commonly split equally between the insured and the insurer under most appraisal clauses, but your policy controls. We disclose our fee arrangement to both appraisers before accepting the role.
Umpiring in Missouri
Missouri appraisals cover everything from a hail-damaged ranch house in Lee’s Summit to a tornado-hit warehouse or an apartment complex in Springfield. Disputed items often involve roof scope, matching, code upgrades and pricing in markets stretched thin after a major storm. An umpire who understands both residential and commercial estimating, and how Missouri contractors actually price work, can resolve those items efficiently.
Appraisers looking for an umpire can reach us through the contact page. Property owners who want to understand the full process can start with the appraisal roadmap.
Questions about appraisal umpire services
Can the umpire side with my insurer?
On any disputed item, the umpire decides based on the evidence and may agree with either appraiser. An award needs the signatures of any two of the three panel members.
What happens if the appraisers can’t agree on an umpire?
Most appraisal clauses let either side ask a court to appoint one, usually in the county where the property is located. That step usually involves a Missouri attorney.
Can you serve as umpire if you’ve worked as an appraiser on other claims?
Yes, as long as there’s no conflict with the parties, the appraisers or the carrier on this claim. We disclose relevant relationships before accepting.
