Appraisal basics
What does an insurance appraiser actually do?
We value property damage under the terms of your policy, inspect and price the loss, and work with the carrier’s appraiser and an umpire to set the amount of loss. We do not adjust claims for you or give legal advice.
Can appraisal decide whether my claim is covered?
Generally no. The panel’s job is to price the loss, and disputes over whether a peril is covered usually belong with the carrier, the Oklahoma Insurance Department or the courts.
Do I have to accept the carrier’s choice of appraiser?
No. Each side names its own appraiser, and neither picks for the other. The two appraisers then work together to choose a neutral umpire.
Is appraisal only for roof claims?
No. It is used for hail and wind roofs, but also for interior water damage, fire and smoke, ice-storm tree damage, contents and commercial buildings.
What happens if the carrier refuses to take part?
Your options depend on your policy wording and the facts. Many policies let a court appoint an umpire, and an attorney can advise on further steps.
Cost and fees
Who pays the umpire?
Most policies split the umpire’s fee equally between you and the carrier. Each side pays its own appraiser separately.
How are appraiser fees structured?
Common setups include flat fees and hourly billing, and arrangements vary by file. Whatever you agree to, get the terms in writing before work begins.
Is appraisal worth it on a small claim?
It depends on the gap. If the difference is only a few hundred dollars, appraisal fees can eat it up, so run the numbers in our claim gap and fee estimator first.
Does my deductible change after an award?
No. The deductible stays as written on your declarations page and is subtracted from the award along with any earlier payments.
Timing and deadlines
How long does a typical Oklahoma appraisal take?
Many residential files wrap up in roughly one to three months after both appraisers are named. Complex commercial claims or files that go to an umpire hearing can run longer.
Does appraisal stop my suit-limitation deadline?
Not automatically. Many policies set a time limit for filing suit, and you should track it separately while appraisal runs.
How quickly must I name my appraiser?
Many policies give each side about 20 days after the demand, but check your own form because the window varies.
Can I ask for appraisal years after the storm?
Some policies set no specific deadline for demanding appraisal, but delays create problems with proof, repairs and the suit-limitation clause. Acting while evidence is fresh is far better.
When is recoverable depreciation released?
Usually after repairs are finished and documented, within whatever replacement-cost time limit the policy sets.
Oklahoma rules and coverage
Does Oklahoma law require an appraisal clause?
Oklahoma’s standard fire policy law includes an appraisal provision, and most homeowners and commercial property forms sold in the state carry one. The exact wording still varies by carrier.
Does my homeowners policy cover earthquake cracks?
Usually not unless you bought a separate earthquake endorsement. Check your declarations page for an earthquake line and its deductible.
Is flood damage covered by a standard homeowners policy?
No. Flood from rising water is excluded from standard homeowners forms and is covered through separate flood insurance, while sudden pipe bursts are treated differently.
Where can I complain about how my claim was handled?
The Oklahoma Insurance Department accepts consumer complaints online and by mail. An analyst reviews the file and contacts the carrier.
What is a roof payment schedule?
It is an endorsement found on many Oklahoma policies that pays roof claims on a sliding scale based on roof age instead of full replacement cost.
Working with us
Do you serve my part of Oklahoma?
Yes. We work statewide, from the Panhandle to Kiamichi Country, and travel to inspect in person.
Are you a public adjuster or a law firm?
Neither. We are an independent appraisal practice that works within the appraisal clause of your policy.
What should I send for a first review?
Your declarations page, the full policy if you have it, the carrier’s estimate, your contractor’s bid, photos and any letters from the carrier.
Can you serve as an umpire?
Yes. When both appraisers agree, or a court appoints us, we act as a neutral umpire with no ties to either side.