Disasters come with more than just damage. They bring stress, paperwork, and difficult phone calls. Things get even more frustrating when you think the damage is worse than what your insurance company says it is. Sometimes, the other party involved has their own insurance company, and their numbers don’t match yours. When two or more insurance companies can’t agree on how much damage there is or what the actual repair costs should be, it slows everything down. Meanwhile, you’re left waiting for repairs and wondering when a decision will finally be made.

These disagreements happen more than most people realize, especially in losses involving multiple units or neighboring properties. The good news is that there’s a formal process that helps get things back on track when this happens. That’s where an appraisal umpire can step in. Their job is to help settle the argument fairly so the claim can move forward. Knowing what’s going on and what your options are makes the process less confusing and a lot more manageable.

Understanding The Disagreement

When insurance companies look at property damage after a fire, storm, or water leak, they bring in adjusters to assess the situation. These adjusters are trained, but they don’t always land on the same conclusion. One may estimate roof repairs at $25,000, while the other figures it will cost $15,000. That’s a big gap. Now both sides are standing firm, and your repairs are stuck in limbo.

Here are some common reasons these disagreements happen:

Different adjusters with different opinions. Each adjuster uses their own knowledge and may value labor or materials differently.
Varying repair methods. One company might suggest full replacement while the other leans toward partial repairs.
Scope of damage. Hidden damage might get missed during inspection, leading to differences in what each side reports.
Policy interpretation. If different providers are involved, each insurance policy may use different wording, leading to disputes.

These mismatches can set everything back. Repairs are pushed off, exposed areas stay vulnerable, and you’re left guessing what’s next. Even worse, you’re stuck between two insurance companies that can’t reach a decision, slowing progress when you need it the most.

For example, let’s say you own one side of a duplex while your neighbor owns the other side. A kitchen fire affects both units. You file through your policy. Your neighbor files through theirs. Both policies cover the overlapping damage like the shared roof, electrical system, and smoke cleanup. Now each company brings in their own adjusters, and they can’t agree on the scope or value. Until they sort it out, nobody moves forward—and you’re left staring at a half-burnt kitchen.

That’s when the situation calls for a third party to step in and steer it back toward resolution.

The Role Of An Appraisal Umpire

When insurance appraisers from both sides can’t agree, an appraisal umpire comes in. This person is neutral. They look at all the facts, listen to both perspectives, and decide if the appraisers stay divided. Think of the umpire like a referee. They aren’t on your side or the insurance company’s—they’re there to make the call based on clear evidence.

Here’s how the process works most of the time:

The appraisal clause in your policy is triggered.
Both you and your insurance provider appoint your own appraisers.
If the appraisers can’t reach a joint decision, they pick an umpire together.
The umpire reviews reports, damage photos, and all supporting notes.
The umpire may visit the property for a closer look.
A decision is made. If two of the three—either both appraisers or one appraiser and the umpire—agree, it becomes the final payout decision.

It’s simple, fair, and keeps you from being stuck in the middle forever.

Being a good umpire means having strong experience with estimating repair work, reading insurance policies, and understanding property damage. It also means staying objective. Choosing someone without enough hands-on knowledge can steer the whole process off course. That’s why picking appraisers and umpires with real-world repair experience is so important.

Steps To Take When Disputes Arise

If your insurance claim hits a wall because companies can’t agree, don’t panic. Acting early and staying organized helps move things forward. Here’s exactly what you can do if you’re caught in this situation.

Get all your paperwork in order. This includes photos, contractor quotes, receipts, reports, and correspondence. Having everything on hand makes you ready for meetings or questions.
Contact both insurance companies. Make sure each one knows about the disagreement—and that you haven’t been paid or had repairs approved yet.
Review your policy’s appraisal clause. This clause might be the best route to resolve things without litigation. If needed, ask your agent for help locating it.
Appoint your own appraiser. You’ll want someone familiar with construction methods and repairs to represent your interest.
Work with the other party to agree on a neutral umpire. They should have deep experience with insurance disputes and property loss evaluations.

Throughout this, ask for updates and keep a record of everything discussed. Transparency matters. Stay firm, but be polite and persistent. If everyone stays informed, the process moves quicker.

Why Quick Resolution Pays Off

When a claim is stuck, time drags, and so do problems. For homeowners and property managers, each day of delay means one more day of damage sitting exposed. A fair settlement moves the recovery forward. It puts money in your hands and helps repair crews get to work instead of waiting on a green light.

The price of waiting grows quickly. Let’s say your roof is torn up in a windstorm. One insurance company says replace the entire thing. The other says patch a few shingles. While they argue, another storm rolls in and makes the damage worse. Now you’ve got water leaks, ruined drywall, and maybe even mold. That’s why using the appraisal process early can often contain financial risk and finish the repairs faster.

It’s not just about the current claim either. How a disagreement gets handled also shapes how you work with adjusters in the future. If handled well, there’s trust. If it’s messy, that tension could carry into other claims. That’s why resolving disputes the right way matters.

A solid agreement brings:

Closure on the kind and amount of damage
Money flowing from the insurance company again
Clear next steps for repairs or rebuilding
Less arguing between the parties involved

When both sides stop pulling in different directions, the work can actually get done.

Why It Helps To Get Trusted Support

Even if you’re well-prepared and know your policy, going through an insurance dispute alone can be overwhelming. It takes time, patience, and the right conversations. But having someone on your side—someone who knows how to work with both insurers and advocate for your fair share—makes a huge difference.

Professionals who handle appraisal umpire services regularly know what questions to ask, what documents matter, and how to catch gaps in reports. Their support can steady the process before things fall apart or drag on for months.

We’ve seen many cases where an experienced set of hands helped reach a decision faster. Knowing there’s someone guiding the process gives you confidence and lifts some of the pressure. You can still call the shots, but you don’t have to juggle everything alone.

Questions? Call us today for a consultation! 📞 (888) 675-0911

For a smoother claims process and fair resolution, turn to our appraisal umpire services to help settle disputes and keep your repairs moving forward. Disaster Adjusting is here to support you every step of the way. Questions? Call us today for a consultation! 📞 (888) 675-0911