What an umpire does
Under the typical appraisal clause, each side names an appraiser and those two choose an umpire. The umpire steps in on whatever items the appraisers cannot resolve. An award signed by the umpire and either appraiser sets the amount of loss. That makes the umpire the most influential person on a contested panel, and the reason both sides should care about who fills the seat.
How we serve as umpire
- Disclosure first. Before accepting, we disclose any prior work with the parties, appraisers, insurers or counsel so both sides can decide whether we are suitable.
- Narrowing the issues. We ask the appraisers to agree on everything they can and present only true disagreements.
- Inspection where needed. On roof, structural or fire losses, seeing the property is often essential.
- Equal hearing. Each appraiser presents evidence and argument; neither gets private access to the umpire on disputed items.
- A clear award. We work toward an award that states replacement cost, actual cash value and any other items the policy requires.
Why neutrality matters here
Pennsylvania courts generally treat appraisal awards much like common-law arbitration: they are hard to overturn absent fraud, misconduct, corruption or a similar irregularity. That deference depends on a fair process. An umpire who shows partiality, takes undisclosed side conversations or ignores one side's evidence invites exactly the kind of challenge that can unravel an award. We run panels with that in mind.
Residential and commercial panels
We accept umpire appointments on homeowner claims, from Philadelphia rowhomes to farmhouses in the Cumberland Valley, and on commercial losses involving associations, multifamily buildings and businesses. Matters across all of Pennsylvania's 67 counties are welcome, subject to scheduling and conflict checks.
Our separate roles
We also act as party appraisers through our appraisal demand representation service. We never serve as umpire on a matter where we have acted for either side, and we disclose any prior relationship with the appraisers involved. For a broader explanation of how panels work, see the appraisal process explained.
Requesting an umpire
Appraisers or counsel can contact us with the names of the parties, the property location, the type of loss and the approximate amount in dispute. We will run a conflict check and confirm availability and terms in writing before accepting. Once engaged, we set a schedule for written submissions, any inspection and a meeting with both appraisers, and we keep both sides copied on every communication about the disputed items.
Frequently asked questions
Who pays the umpire?
Most appraisal clauses split the umpire's fees equally between the policyholder and the insurer, while each side pays its own appraiser. Check your policy for its specific terms.
Can an umpire decide coverage questions?
Generally no. The umpire helps set the amount of loss. Coverage disputes are typically outside the scope of appraisal and may need to be resolved by agreement or in court.
What if one side objects to a proposed umpire?
The appraisers can propose others. If they cannot agree, many policies allow either party to ask a court to appoint one.