The Appraisal Clause on a Roof Claim: How It Works

Many property policies include an appraisal clause for disputes about the amount of a loss. If the homeowner and the carrier agree the damage is covered but not on how much it costs, appraisal may be a way to settle the number. It is a formal process with its own rules and cost, so it is not a first step. This page is a general overview.

Disclosure: we make Supplement Snap, which helps roofing crews document damage found at tear-off and export a report. It does not decide coverage, negotiate claims or guarantee approval. This page is general guidance, not legal or claims advice.

The table gives the usual shape. Each side picks an appraiser. The two appraisers try to agree on the amount. If they cannot, they ask an umpire to help decide. An agreement by two of the three is typically binding on the amount, subject to the policy and state law.

Appraisal usually does not decide whether the loss is covered under the policy. Coverage disputes can follow a different path. A homeowner who is unsure which kind of dispute they have can ask the carrier or an attorney.

A contractor is a witness to conditions and a source of documentation. Appraisers may look at your photos, measurements and estimates, so keep them organized. A contractor with a financial interest generally should not act as the homeowner's appraiser, and local rules vary.

Collect photos with dates and locations, tear-off notes, measurements, estimates and the carrier's documents. Number everything and keep a clear index. Policy wording, state rules and carrier practice vary, so confirm the details for your job.

Appraisal can take time and cost money. Often a well-documented supplement or reinspection resolves the gap sooner. If it comes to appraisal, the homeowner should read the policy and consider professional advice.

First the homeowner and the carrier disagree on the amount. Then one side makes a written demand for appraisal under the policy. Each side names an appraiser. The two appraisers try to agree on the amount of loss. If they cannot, they select an umpire, and an agreement between the umpire and one appraiser is generally what sets the amount. Timelines, deadlines and notice requirements come from the policy and state law, so read them closely.

Appraisers typically want the carrier's estimate, the contractor's estimate or supplement, dated photos, measurements, receipts, and a clear list of the items in dispute. A one-page summary that lists each disputed item, the carrier's number, the other side's number and the page where the evidence is makes their work faster.

Appraisers charge for their time, and the umpire's fee is usually shared. Compare the likely cost with the amount in dispute. Sometimes a stronger supplement or a reinspection resolves a smaller gap more cheaply. Sometimes appraisal is the right tool for a larger gap. The homeowner makes that call, ideally after reading the policy and talking with their agent or an attorney.

Do not tell the homeowner that appraisal will get them more money. Do not act as an appraiser if you have a financial stake in the job. Do not draft legal demands unless you are licensed to. Do give accurate documents and answer questions about the condition of the roof.