Most appraisals in Oklahoma end with the two appraisers signing an agreed award. When they can’t close the gap, the umpire steps in. The word “hearing” sounds formal, but an umpire hearing is usually much less structured than a courtroom.
Why an umpire gets involved
The umpire only decides what the appraisers couldn’t. By the time a file reaches this stage, the appraisers have usually agreed on most line items and narrowed the dispute to a short list, such as whether two slopes need full replacement, how much drywall to replace after a pipe burst, or what overhead and profit should apply.
Choosing the umpire
Umpires are paid for their time, and the cost is usually shared equally by both sides under the policy. That shared cost gives everyone a reason to keep the list of disputed items short and well supported.
The appraisers pick the umpire together, ideally early in the process. If they can’t agree, either side can ask an Oklahoma district court to appoint one. A good umpire knows construction and estimating, listens to both sides and explains the reasoning behind each decision.
Before the hearing
Each appraiser sends the umpire a written submission. A strong submission is short and organized: a list of the disputed items, each appraiser’s figure and the evidence behind it. Supporting material often includes photos, test-square counts, manufacturer specifications, code references and local pricing.
- Agreed items are listed separately so the umpire doesn’t revisit them.
- Disputed items are numbered for easy reference.
- Each claim is tied to a specific photo or document.
What happens on the day
Many umpire hearings take place at the property. The umpire walks the roof or interior with both appraisers, looks at the disputed areas and asks questions. Some hearings are held by video or at an office if the damage has already been repaired and the record is photographic.
Who attends
Usually the umpire and the two appraisers. Policyholders sometimes attend to provide access or answer factual questions, such as when a leak first appeared. Attorneys rarely take part, since the panel is deciding price rather than legal issues.
Tone and format
Hearings for a single-family roof might last an hour or two. A larger commercial or multi-building file can take a full day, sometimes with follow-up questions in writing afterward. The umpire may also ask for documents that weren’t in the original submissions, such as a manufacturer letter or a local supplier quote, before making a decision.
There are no sworn witnesses or rules of evidence in the courtroom sense. Each appraiser explains a position, the other responds and the umpire asks questions. The best appraisers stay calm, concede weak points and focus on the items that matter most.
How the umpire decides
After the hearing, the umpire reviews the record and decides each disputed item. The umpire may side fully with one appraiser or land somewhere in between. The decision is written into an award, which becomes binding on the amount of loss once two of the three panel members sign it.
How to prepare as a policyholder
You won’t argue the case yourself, but you can make your appraiser’s job easier. The best umpire hearings are won before anyone arrives, through complete and organized evidence.
Gather what only you know
Write a short timeline: when the storm hit, when you first noticed leaks or cracks, who inspected and when, and what repairs you have made. Include receipts for tarps, water extraction or temporary housing. Those details often answer questions an umpire would otherwise have to guess at.
Keep the property accessible
If repairs haven’t started, avoid changes to the disputed areas until the umpire has seen them. If repairs had to go ahead, keep removed materials or detailed photos of each damaged section. A roofer’s tear-off photos showing decking condition can be especially useful.
Stay out of the argument
If you attend, answer factual questions plainly and let the appraisers handle the rest. Umpires decide on evidence, not on frustration with the carrier, however understandable that frustration may be after a long Oklahoma storm season.
Finally, confirm your fee arrangement for the umpire stage in advance. Most policies split the umpire’s fee equally, and knowing that cost up front avoids surprises. Our claim gap and fee estimator can help you plan.
After the award
The carrier applies the award to the policy, subtracting the deductible, prior payments and any withheld depreciation. If payment doesn’t follow within a reasonable time, the Oklahoma Insurance Department’s complaint process is one place to turn, and an Oklahoma attorney can explain your options. Learn more about our neutral role on the appraisal umpire services page, or read the full appraisal process overview.