What happens if the two insurance appraisers disagree?

If the two appraisers cannot agree on the amount of loss, they usually submit the disputed items to an umpire. Any agreement signed by two of the three — either both appraisers or one appraiser and the umpire — typically sets the amount of loss under the appraisal process, subject to the policy terms and any remaining coverage issues.

What does an insurance umpire do?

An insurance umpire is a neutral third party who helps resolve the disputed items when the two appraisers cannot reach agreement. The umpire reviews the competing positions and signs onto the final award if they agree with one appraiser on the amount of loss.

Who pays for the umpire?

In many appraisal clauses, each side pays its own appraiser and the umpire cost is shared. The exact allocation depends on the policy language and the facts of the claim.

What Happens if the Two Appraisers Disagree?

Disagreement between appraisers is a normal part of the insurance appraisal process — it does not mean your claim is stuck forever. When the two appraisers cannot agree on the amount of loss, the usual next step is bringing in an umpire to help resolve the disputed items.

Short Answer

If the policyholder's appraiser and the insurer's appraiser cannot agree on the amount of loss for all disputed items, the unresolved items are usually submitted to an umpire — a neutral third party. Agreement by any two of the three (both appraisers, or one appraiser and the umpire) typically produces the final appraisal award, which sets the amount of loss subject to the policy terms.

Why Appraisers Disagree in the First Place

Disagreements between appraisers usually involve scope, pricing, repair versus replacement decisions, omitted line items, or different interpretations of damage evidence. One appraiser may include certain components in the loss that the other does not, or they may agree on scope but disagree on market pricing for labor and materials.

This kind of disagreement does not mean either side acted improperly. The appraisal process is designed to accommodate different professional opinions and resolve them through a structured method. The two appraisers are expected to work through as many items as they can agree on, and then escalate the remaining disputes to the umpire. For the broader sequence, see our insurance appraisal process guide. In loss-type terms, some of the most common disputes that reach the umpire stage involve hail damage and roof damage insurance claims.

What the Umpire Does

The umpire is a neutral third party whose role is to break deadlock on the items the two appraisers could not resolve. The umpire does not re-evaluate the entire claim from scratch — they focus on the specific disputed items that remain unresolved after the appraisers have done their work.

The umpire reviews the competing positions, the documentation each appraiser relied on, and any relevant inspection findings. The umpire then decides, for each disputed item, which position they agree with — or arrives at an independent figure. The umpire helps resolve the amount of loss, not pure coverage disputes about whether the policy covers the damage at all. If you are trying to vet candidates, review our guide to finding a qualified insurance umpire. Once the dispute is resolved, the result becomes an insurance appraisal award, and in limited circumstances readers also ask whether an insurance appraisal award can be appealed.

How the Umpire Is Selected

The two appraisers typically try to agree on an umpire first. If they can reach agreement, the umpire is selected by mutual consent. If they cannot agree, the next step depends on the policy language and the jurisdiction. Some policies specify a court process for umpire selection; others provide alternative mechanisms.

The selection process can vary, and policyholders should review their policy's appraisal clause to understand how umpire selection is handled if the appraisers cannot agree. In some states, the statute governing appraisal may also describe a default selection procedure. Cost is another practical issue, so many readers also review how much an insurance umpire costs.

What Happens After the Umpire Gets Involved

Once an umpire is selected, they typically receive the disputed items from both appraisers along with supporting documentation — estimates, photos, inspection notes, and any written positions explaining each side's reasoning. The umpire may also conduct their own inspection of the property if they determine it is necessary.

The umpire reviews the evidence and makes determinations on each disputed item. Agreement by any two of the three participants — both appraisers on an item, or one appraiser and the umpire — commonly produces the binding award for that item. The final award sets the amount of loss for the disputed items, subject to the policy terms and any remaining coverage issues.

The award typically resolves the valuation dispute. However, it does not override policy limits, deductibles, depreciation holdbacks, or coverage determinations that are outside the scope of the appraisal process.

How Long This Stage Usually Takes

There is no single answer to how long the umpire stage takes. Timing depends on the complexity of the claim, the number of disputed items, how quickly an umpire is selected, scheduling for any additional inspections, and how promptly all parties exchange documentation.

Simpler disputes with a small number of contested line items may resolve relatively quickly. Complex claims involving multiple building systems, extensive documentation, or scheduling challenges can take longer. Policyholders should ask their appraiser for a realistic timeline based on the specifics of the claim.

For more detail on the overall appraisal timeline, see our overview of how the appraisal process works and our guide to invoking appraisal.

Who Pays the Umpire

In many appraisal clauses, each side pays its own appraiser and the cost of the umpire is shared between the policyholder and the insurer. However, the exact allocation depends on the policy language. Some policies specify equal sharing; others may describe different arrangements.

Before the umpire stage begins, it is worth understanding how umpire costs will be handled under your specific policy. Your policyholder-side appraiser should be able to help you review this and set expectations. If you need a licensed professional first, start with the Texas insurance appraisers directory or your state directory. You can also return to the FAQ index or browse all guides for related educational content.

Find a Professional

PropertyUmpire helps policyholders find licensed policyholder-side professionals and neutral umpires using official state-license data. If your appraisal has reached the umpire stage — or you need a policyholder-side appraiser to begin the process — the directory can help you find qualified professionals in your state.