How is the umpire selected?

The two party-appointed appraisers (the policyholder’s appraiser and the carrier’s appraiser) jointly select the umpire after they are both appointed. They typically choose someone with property damage valuation experience who has no financial interest in the outcome. If the two appraisers cannot agree on an umpire within the time period specified in the policy, either party can petition a court of competent jurisdiction to appoint one.

What qualifications does an umpire need?

Insurance policies typically require that the umpire be “competent” and “disinterested.” There is no specific licensing requirement for umpires in most states, but qualified umpires generally have: (1) substantial experience in property damage valuation; (2) familiarity with insurance policies and claims handling; (3) Xactimate or similar estimating expertise; (4) construction or engineering background; and (5) impartiality — no financial relationship with either party.

Does Joshua Osteen serve as an umpire?

Yes. Joshua Osteen serves as a neutral umpire in insurance appraisal proceedings in Texas and Florida. He brings a unique combination of qualifications: former insurance carrier adjuster (2010-2017), Xactimate Level 2 certified, decades of construction and remodeling experience, and active public adjuster licenses in both Texas (#2237777) and Florida (#W045717). He has reviewed property damage from every angle and brings that perspective to the umpire role.

How much does an umpire cost?

The umpire fee is typically split 50/50 between the two parties (the policyholder and the insurance carrier). Umpire fees vary based on the complexity of the claim, the size of the loss, the number of inspection days required, and the time needed to review the appraisers’ estimates and issue an award. We discuss umpire fees with both parties in advance and provide a written engagement letter.

How does the umpire decide the value of the loss?

The umpire reviews both appraisers’ estimates, examines the supporting documentation (photographs, scope notes, Xactimate reports, expert opinions, repair invoices), and may conduct an independent inspection of the damaged property. The umpire then issues an award based on the evidence. The umpire is not bound by either appraiser’s number — the umpire issues their own determination of the correct amount of loss based on a fair and impartial review of the facts.

How final is the umpire’s award?

An appraisal award agreed to by any two of the three appraisers (the two party-appointed appraisers plus the umpire) is generally treated as binding under the policy. Whether and how an award can be challenged is a legal question that depends on the specific facts and applicable state law — if you are considering challenging an appraisal award, that is a question to discuss with a licensed attorney, not a public adjuster. The finality of the award is one reason many policyholders and carriers choose appraisal over other dispute paths.

How long does the umpire process take?

Once the umpire is selected, the umpire portion of the process typically takes 30 to 90 days. The umpire schedules an inspection (if needed), reviews the documentation and estimates, may hold a hearing or conference call with both appraisers, and then issues a written award. Complex commercial losses can take longer; simple residential disputes can be resolved more quickly.

Can I object to the carrier’s choice of appraiser?

Yes, but the grounds are limited. You can object if the carrier’s appraiser is not “competent” or not “disinterested” as required by the policy. Examples of disqualifying conflicts: the appraiser is an employee of the carrier, has a financial interest in the outcome, has previously worked on the same claim as a staff adjuster, or has a personal relationship with carrier representatives. We help clients evaluate whether the carrier’s appointed appraiser meets the policy requirements.

Policyholder Guide

The Insurance Umpire: Complete Guide to the Role

The umpire is the deciding vote in the insurance appraisal process. When the two appraisers cannot agree on the amount of loss, the umpire breaks the tie. The umpire\u2019s qualifications, impartiality, and process determine the outcome of the dispute.

By Joshua Osteen, Licensed Public Adjuster (TX #2237777, FL #W045717) · Updated April 2026 · ~8 min read

Quick Answer

An insurance umpire is a neutral third party in the property insurance appraisal process. When the policyholder appraiser and carrier appraiser cannot agree on the amount of loss, the umpire reviews both estimates, examines the documentation, and issues a binding award. The two appraisers jointly select the umpire (or a court appoints one if they cannot agree). Umpire fees are typically split 50/50 between the parties. The umpire\u2019s decision \u2014 along with one of the two appraisers \u2014 forms a binding award that ends the dispute.

The Role of the Insurance Umpire

The insurance umpire is the most important and least understood role in the property insurance appraisal process. The umpire is the tiebreaker. When the two party-appointed appraisers cannot agree on the amount of loss, the umpire reviews both estimates, examines the supporting documentation, and renders an independent decision. The award of any two of the three (the two appraisers plus the umpire) becomes binding on both the policyholder and the insurance carrier.

Because the umpire is the deciding vote, the selection of a qualified, experienced, impartial umpire is one of the most consequential decisions in the appraisal process. A weak or inexperienced umpire can produce an arbitrary award. A biased umpire can tilt the outcome unfairly toward one party. A qualified umpire who understands property damage valuation, construction costs, insurance policy language, and the appraisal process produces a defensible award that ends the dispute fairly.

Umpire Qualifications That Matter

Property Damage Valuation Experience

The umpire must understand how to value damage to roofs, structures, contents, code upgrades, and matching. Without this expertise, the umpire cannot evaluate the appraisers’ estimates.

Xactimate or Similar Estimating Software

Most insurance estimates are prepared in Xactimate. An umpire who cannot read or evaluate a Xactimate estimate is at a significant disadvantage.

Insurance Policy Knowledge

The umpire must understand HO-3, HO-5, DP-3, commercial property forms, ACV vs RCV, depreciation, ordinance and law coverage, and other policy provisions that affect valuation.

Impartiality

The policy requires the umpire be “disinterested” — no financial relationship with either party, no prior involvement in the claim, no pre-formed opinion about the outcome.

Construction or Engineering Background

Many appraisal disputes turn on what work is actually needed to repair the damage. A construction or engineering background gives the umpire the technical foundation to evaluate scope.

Carrier-Side Experience

An umpire who has worked on the carrier side as an adjuster or staff member understands how carriers think and how their estimates are built. This perspective is invaluable when evaluating the carrier appraiser’s position.

Joshua Osteen as Umpire

Joshua Osteen serves as a neutral umpire in insurance appraisal proceedings in Texas and Florida. His qualifications:

Former carrier adjuster (2010-2017) \u2014 Field adjuster and team lead at insurance carriers, handling thousands of property claims from the carrier side.
Xactimate Level 2 certified \u2014 Industry-standard estimating software with deep proficiency.
Decades of construction and remodeling experience \u2014 Hands-on understanding of what repairs actually cost and how they\u2019re actually performed.
Texas Public Adjuster License #2237777 \u2014 Active license issued by the Texas Department of Insurance.
Florida Public Adjuster License #W045717 \u2014 Active license issued by the Florida Department of Financial Services.
Both sides of the table \u2014 As a former carrier adjuster and current public adjuster, Joshua brings a 360-degree view to the umpire role that few umpires possess.

Related Resources

Insurance Appraisal Guide

Complete guide to the appraisal clause: what it is, when to use it, the 8-step process.

Our Appraisal Services

Learn how DCS represents policyholders as the named appraiser in the formal insurance appraisal process.

Hire DCS as Your Umpire

Joshua Osteen serves as a neutral umpire in TX and FL appraisal proceedings.

Frequently Asked Questions

Educational Information \u2014 Not Legal Advice

The information on this page is for general educational purposes only. Dependable Claims Specialists is a licensed public adjusting firm \u2014 not a law firm. Public adjusters help policyholders document, value, and negotiate property insurance claims; we do not practice law and we do not provide legal advice. For legal questions about your specific situation, including questions about coverage disputes, statute interpretation, or your legal rights, consult a licensed attorney in your state. Texas public adjusters operate under TX Ins. Code Chapter 4102; Florida public adjusters operate under FL Statute \u00a7626.854.

Need a Neutral Umpire?

Joshua Osteen serves as a neutral umpire in property insurance appraisal proceedings throughout Texas and Florida.

Engage DCS as Umpire 833-4UR-LOSS