Once a written appraisal demand goes out, the next decision is who will represent you. A few weeks later your appraiser and the insurer’s appraiser must agree on an umpire. Those choices shape the speed, cost and fairness of the whole process. This guide covers what to look for when choosing an insurance appraiser and an umpire in Kentucky, and what to ask before you sign an engagement agreement.
What the policy requires
Most appraisal clauses say each party will select a “competent and impartial” appraiser and that the appraisers will select an umpire. Many policies give each side about 20 days to name an appraiser and the appraisers about 15 days to agree on an umpire, with a court of record where the property is located able to appoint one if they cannot. Your policy controls the exact wording and timing.
Competence: does this person know the loss?
Competence is the easier test. Look for someone who:
- Has hands-on estimating experience with the type of damage, whether roof and hail, fire and smoke, water, wind or a farm building.
- Can write and defend a line-item estimate in the software insurers use, and explain pricing departures from the standard price list.
- Understands the policy concepts that affect the award, such as replacement cost, actual cash value, ordinance or law and overhead and profit.
- Is familiar with local conditions, such as labor availability after a regional storm or code requirements in your county.
- Communicates clearly in writing, because the award and the supporting documents need to stand on their own.
Ask for a sample redacted estimate or award and a short explanation of how they would approach your claim.
Impartiality: the harder question
A party appraiser is chosen by one side and will press for a well-supported number, yet the policy commonly requires impartiality. In practice that means the appraiser should base positions on evidence and pricing, not loyalty, and should be willing to concede items that are not supported. Good questions to ask include:
- Do you have any relationship with me, my contractor, my public adjuster, my attorney or the insurer?
- Have you worked on other claims with this contractor or for this insurer recently?
- Would any part of your fee change based on the size of the award?
- Will you put your disclosures in writing?
Undisclosed relationships are one of the more common reasons a party later challenges an appraiser or an award. Full disclosure up front protects everyone.
Fee structures
| Structure | How it works | Points to consider |
|---|---|---|
| Hourly | Billed for time spent, often with a retainer | Predictable rate, less predictable total |
| Flat fee | One price for a defined scope | Clear cost; confirm what is excluded |
| Percentage | A share of the award or of the increase | May raise impartiality concerns under some policies; ask and disclose |
Whatever the structure, get it in writing along with who pays expenses such as travel, testing and engineering. Remember that most policies split the umpire’s fees equally between the two sides. Our appraisal payoff estimator can help you see whether fees make sense against the likely gain.
Choosing an umpire
The umpire is a neutral. The two appraisers usually exchange short lists of candidates and pick someone they both trust. A good umpire:
- Has deep construction and estimating knowledge across trades.
- Has no current ties to either party, their appraisers, the contractor or the insurer, and discloses any past dealings.
- Is available within a reasonable time to review submissions and inspect if needed.
- Writes clear decisions item by item, so the award can be applied without confusion.
- Charges a fee disclosed in advance, typically hourly.
If the appraisers cannot agree, a court appointment is available under most policies, but it adds time and legal cost.
How the appraiser and umpire work together
A productive appraisal usually follows a simple rhythm. The two party appraisers exchange estimates and supporting documents, meet at the property and work through the line items. Most items are settled between them. Only the remaining disputed items go to the umpire, usually with a short written position from each side and the photos, measurements and invoices that support it. The umpire may ask questions, inspect the property and then decide each disputed item.
This is why choosing a reasonable appraiser matters. An appraiser who refuses to concede anything sends every item to the umpire, which drives up the shared umpire fee and slows the process. An appraiser who documents well and negotiates in good faith tends to narrow the dispute quickly, which keeps costs down for both sides. It also tends to produce an award that both sides can apply without further argument.
Questions to ask before you sign
- What experience do you have with this type and size of loss?
- What will you need from me, and when?
- How do you charge, and what costs are extra?
- What relationships do you need to disclose?
- How do you handle items you think are not supported?
- What happens if the insurer raises a coverage issue during appraisal?
Our party appraiser representation and neutral umpire services pages explain how we handle engagement, fees and disclosure. We are not a law firm or a public adjuster. To talk through a specific claim, contact us.