What an umpire does
Under a typical appraisal clause, each side names an appraiser and the two appraisers choose an umpire. The appraisers try to agree on the amount of loss on their own. If they do, they sign an award and the umpire may never be needed. If they cannot agree on some items, they submit those differences to the umpire, and an award signed by any two of the three sets the amount.
An umpire is not an advocate for either side. The job is to weigh the evidence on the disputed items and help the panel reach a decision that two members can sign.
How an umpire is chosen
Agreement between the appraisers
Most of the time, the two appraisers agree on an umpire after exchanging names. Each appraiser checks for conflicts of interest, experience with the type of loss and availability.
Court appointment
Many policies provide that if the appraisers cannot agree on an umpire within a set time, either party may ask a judge of a court of record where the property is located to select one. In Oklahoma that usually means the district court for the county where the property sits. We can be proposed to the court as a candidate where appropriate.
How we run an umpire process
- Intake. We collect the policy, both appraisers’ estimates and a list of items still in dispute.
- Inspection. We inspect the property, usually with both appraisers present.
- Hearing or conference. Each appraiser presents evidence on the disputed items. We ask questions and keep the focus on facts.
- Decision. We work through the disputed lines and propose an award that at least one appraiser can join.
- Award. The signed award states the amount, broken down as the policy and the parties require, such as replacement cost, actual cash value and by building or coverage.
For a closer look at what happens in the room, read inside an umpire hearing.
Claims we umpire
Good umpire work depends on preparation. We read both estimates before the inspection, list every disputed line, and ask each appraiser for supporting photos, measurements and pricing in advance. That keeps the hearing short and focused, and it gives both sides a fair chance to answer the other’s evidence.
We also keep communication even-handed. Both appraisers receive the same information at the same time, questions go to both sides, and we avoid one-sided conversations about the merits. That transparency protects the award and gives both parties confidence in the result, whichever way individual items are decided.
We umpire residential and commercial property disputes across Oklahoma, including hail and wind roof claims, tornado losses, water and freeze claims, fire and smoke losses, and ice storm damage. Large multi-building claims may take more time and may require additional inspection days.
Keeping the award clean
A clear award prevents later disputes. We make sure it states what was decided, separates covered amounts when needed, and avoids language that could be read as deciding coverage. Questions about whether something is covered stay with the parties and, where needed, the courts. To learn more about the overall process, see how appraisal works or learn about our practice.
Available across Oklahoma
We take this work statewide, including Oklahoma City, Tulsa, Norman, Broken Arrow, Edmond, Lawton, Moore, Midwest City and every county in between.
Common questions
Who pays the umpire?
Most Oklahoma appraisal clauses split the umpire’s fees and expenses equally between the insured and the insurer. Each side pays its own appraiser.
Can an umpire decide coverage questions?
Generally no. The umpire and panel decide the amount of loss. Coverage disputes are for the parties and, if needed, a court.
What if the appraisers cannot agree on an umpire?
Many policies let either side ask a court of record in the county where the property is located to appoint one. Check your appraisal clause for the exact procedure and timing.