The umpire’s narrow job
An appraisal umpire is the neutral third member of the panel. Under most South Carolina policies, the umpire is chosen by the two appraisers, or appointed by the circuit court in the county where the property sits if they can’t agree. The umpire does not redo the whole estimate. The job is to decide only the items the two appraisers could not resolve, then join one of them in signing an award.
That narrow role shapes everything. A well-run appraisal often reaches the umpire with dozens of items already agreed and a short list still open. The quality of that short list, and the evidence behind each item, usually decides how the award comes out.
What the umpire receives
Practices vary, but umpires typically receive:
- Both appraisers’ estimates, often in Xactimate format, with agreed items marked.
- A dispute list showing each open item and each side’s value.
- Photos, measurements, moisture readings and any engineer or contractor reports.
- Code references, manufacturer documents and pricing support.
- The relevant parts of the policy, such as the loss settlement and matching wording.
Some umpires inspect the property; others decide from the record or hold a short meeting with both appraisers. In all cases, the umpire works within the policy and does not decide coverage questions.
Common items and how they are weighed
Quantities
Disputes over roof squares, siding square footage or the number of rooms affected usually turn on measurements. An umpire tends to favor measured diagrams, aerial measurement reports and photos tied to specific slopes or walls over estimates by eye. Waste factors are weighed against the roof’s complexity: a cut-up hip roof on a Charleston single house needs more waste than a simple gable.
Matching
When undamaged materials can’t be matched, the question is how far replacement must extend. Umpires look at the policy wording, whether the material is discontinued, and whether a repair would leave an obvious mismatch on a continuous surface. Samples, supplier letters and clear photos of color and profile help.
Overhead and profit
Overhead and profit for a general contractor is often disputed. Umpires typically consider how many trades are involved, whether coordination and supervision are genuinely needed, and how the policy and local practice treat it. A tree claim involving roofing, framing, drywall, paint and electrical presents a stronger case than a single-trade fence repair.
Steep, high and access charges
Steep charges are commonly applied on slopes of about 7/12 and steeper, and high-roof charges on roofs two or more stories up. Umpires weigh measured pitch, photos showing roof height and access limits such as tight lots or elevated coastal homes.
Code upgrades
If the local building department requires work beyond like-kind repair, the umpire looks for the code section, the permit requirements and the ordinance or law limit in the policy. Whether the item is covered at all may be a coverage question; the umpire’s job is the cost.
An illustrative decision
Here is an example with illustrative figures only. On a Columbia bungalow with wind damage, two appraisers agree on 42 of 50 line items. Eight remain, worth $18,400 in total under one appraiser’s estimate and $6,900 under the other’s.
| Disputed item | Appraiser A | Appraiser B | Umpire |
|---|---|---|---|
| Roof replacement, rear slope | $5,200 | $1,100 (repair) | $5,200 |
| Steep charge | $900 | $0 | $900 |
| Matching siding, north wall | $4,300 | $1,600 | $2,700 |
| Overhead and profit | $4,100 | $2,400 | $3,300 |
| Four other items | $3,900 | $1,800 | $2,500 |
The umpire sided fully with one appraiser on the roof slope and steep charge because measurements and photos supported them, and chose middle values where the evidence was mixed. The umpire then signed with whichever appraiser agreed to the final figures. Real outcomes depend entirely on the evidence and policy.
Once two panel members sign, the award sets the amount of loss. The insurer then applies the deductible and prior payments, and any recoverable depreciation is usually released after repairs are finished. If one side believes the umpire strayed into coverage questions or decided items outside the dispute, that challenge is a legal matter for a South Carolina attorney rather than another round of appraisal.
How to present a disputed item well
Your appraiser prepares the presentation, but owners can help by supplying the raw material early. The most persuasive submissions share a few traits:
- One page per item, stating the dispute, the value proposed and the reason.
- Photos labeled by location and date, not a folder of unlabeled images.
- Measurements or reports that tie directly to the quantity claimed.
- Pricing support from local South Carolina sources, not national averages.
- Policy wording quoted where it matters, such as matching or loss settlement language.
If you are an appraiser or a party looking for a neutral, our umpire and neutral appraiser page explains how we take on umpire roles. For the full sequence from demand to award, see the appraisal process explained.
