Reading the projection
- Use replacement cost totals for both estimates, before depreciation and the deductible, so you compare like with like.
- Test a range, not one number. Try the slider at 30%, 50% and 75%. Panels rarely adopt either side’s opening figure in full.
- Enter the fee you were actually quoted. Flat-fee and percentage arrangements change the answer more than people expect.
- Keep the umpire box on unless you’re confident the two appraisers will agree without one.
A quick illustrative example
Say the insurer wrote a Lancaster County roof and gutter claim at $21,600 and your contractor’s line-item estimate is $36,400. The gap is $14,800. If a panel lands at 55% of the gap, the award is about $29,740 — an increase of roughly $8,140 before costs. Subtract a $2,800 flat fee and half of a $3,200 umpire fee and the projected net is about $3,740. These are illustrative figures, not results for any real claim.
What this tool doesn’t account for
Depreciation timing, policy limits, sub-limits and your deductible change what you are paid, not the size of the dispute. Use the RCV vs. ACV holdback calculator for that side of the math, and check the deadline calendar before you decide — a one-year suit clause doesn’t wait for a panel.
Questions about this calculator
Is the projected award a prediction?
No. It is a planning scenario based on the numbers you enter. Real awards depend on documentation, the policy and the panel.
How are umpire fees usually paid?
Most appraisal clauses have each side pay its own appraiser and split the umpire’s fee equally. Read your policy’s wording to confirm.
What gap is usually worth appraising?
There is no fixed threshold. Many owners start the conversation when the gap is more than about 10% of the carrier’s estimate or several thousand dollars.