What a neutral appraisal umpire in South Carolina does
A neutral appraisal umpire in South Carolina resolves the items that the two party-appointed appraisers can’t agree on. Under most policies, once the appraisers reach an impasse, the umpire reviews the open items, and an award signed by the umpire and either appraiser sets the amount of loss.
We serve as umpire only on panels where we represent neither the policyholder nor the insurer. If we have been retained as an appraiser by either side on a claim, we will not serve as umpire on that claim, and we disclose any relationship that could reasonably raise a question about our neutrality.
How we handle an umpire assignment
- Disclosure. Before accepting, we check for conflicts and disclose any prior work with either appraiser, the insurer or the property owner.
- Scope of disagreement. We ask both appraisers to provide their estimates and a list of disputed items, so the panel focuses on what is actually open.
- Inspection. We usually inspect the property with both appraisers present or available.
- Evidence. We review photos, measurements, pricing, engineering reports and any policy language both appraisers agree is relevant.
- Decision. We decide item by item, explain our reasoning, and prepare an award form that clearly states the amounts.
Common disputes umpires decide
- Repair versus replacement of roofs, siding and flooring.
- Matching of materials that are no longer available.
- Whether code upgrades are part of the amount of loss and how they are priced.
- Overhead and profit on multi-trade jobs.
- Unit pricing for local labor and materials, especially after major storms.
- Wind versus flood allocation, where the policy and panel allow it.
Our guide on how umpires decide line items explains the approach in more detail.
How umpires are chosen in South Carolina
Most policies say the two appraisers select the umpire together. If they can’t agree within the time the policy allows, either party can usually ask a court of record in the county where the property is located, which in South Carolina is the circuit court, to appoint one. Most panels agree on an umpire without court involvement.
What helps an umpire do the job well
Clear, complete estimates from both appraisers, a joint list of agreed and disputed items, photos and measurements, and any expert reports. Agreement on the policy form and the date of loss also saves time. Coastal claims with SCWHUA and homeowners policies should be clearly separated.
Our approach to fairness and transparency
We treat both appraisers the same. Communications about the merits go to both sides, site visits are scheduled so both appraisers can attend, and information submitted by one appraiser is shared with the other before we rely on it. We don’t discuss the claim privately with either party in ways that the other side can’t see.
When the panel finishes, the award form lists each category clearly, such as dwelling, other structures and contents, and states replacement cost and actual cash value where the policy calls for both. A clear award reduces later disagreements about what was decided and how payment should be calculated.
When an umpire isn’t the right answer
An umpire decides the amount of loss, not coverage. Questions about whether a peril is covered, whether policy conditions were met, or whether the insurer acted in bad faith are legal questions for a South Carolina attorney or a court. If one side is asking the umpire to decide coverage, the panel may need to step back and let the parties resolve that question first.
Questions about umpire & neutral appraiser
Can you be my appraiser and the umpire?
No. We serve as umpire only on panels where we represent neither side. On claims where we act as an appraiser, a different person serves as umpire.
Who pays the umpire?
Under most policy wording, the policyholder and the insurer share the umpire’s fees equally. Check your policy’s appraisal clause.
What happens if the appraisers can’t agree on an umpire?
Most policies let either party ask a court in the county where the property is located to appoint one. A South Carolina attorney can explain that process.