Question 1

When should I hire a public adjuster instead of handling the claim myself?

Accepted Answer

Hire a public adjuster when the loss is large or complex (large enough that the potential underpayment exceeds the capped fee), when the carrier has denied or substantially underpaid the claim, when there is a coverage dispute (cause-of-loss, scope, ordinance and law, ALE, business interruption), or when you lack the time or technical knowledge to document the claim to the standard the carrier uses. For complex losses, compare the services offered and the written fee with the needs of your claim. A higher payment or net financial benefit is not guaranteed.

Question 2

How is a public adjuster different from the insurance company adjuster?

Accepted Answer

The carrier's adjuster works for the insurance company; a public adjuster works only for the policyholder. Carrier adjusters (staff or independent) are paid by the carrier and represent its interests. Public adjusters are state-licensed in Texas and Florida specifically to represent the insured, with duties owed to the policyholder under state licensing law. The same person cannot serve both sides of a single claim.

Question 3

Can a public adjuster help with a denied claim?

Accepted Answer

In many cases, yes - denied claims commonly involve a misclassified cause of loss, a misapplied policy exclusion, or insufficient documentation, any of which can be rebutted with additional evidence. We re-document the loss, request the existing claim file and policy documents from the carrier, identify the stated basis for denial, and where supported by the policy and the facts, present a counter-position with supporting evidence. If the denial cannot be resolved through documentation, we coordinate referral to policyholder-side counsel.

Question 4

What does "no recovery, no fee" mean?

Accepted Answer

No recovery, no fee. For public adjusting, you pay nothing upfront and our fee comes out of the money recovered. In Texas, if the insurer paid nothing before you signed with DCS, our fee is 10% of the recovery. If the insurer paid before you signed, our fee is 25% of the new money recovered and never exceeds 10% of the total settlement. This Texas fee structure does not apply to Florida. In Florida, your written agreement sets the fee within the limits that apply to your claim. Ask us to walk you through the agreement before you sign.

Question 5

What is the appraisal clause and when do you help invoke it?

Accepted Answer

The appraisal clause is a contractual dispute-resolution provision in nearly every Texas and Florida property policy that lets either party demand a formal appraisal proceeding when the parties disagree on the amount of loss (not on coverage). Each side selects a competent, disinterested appraiser; the two appraisers select an umpire; an award signed by any two of the three is binding. We help policyholders invoke appraisal when the carrier and the policyholder are at impasse on amount but coverage is admitted; the decision to invoke is yours, and we walk you through how it works, what it costs, and the typical timeline. Appraisal is never a substitute for a coverage dispute, which is a job for an attorney.

Question 6

How long does a public-adjusted claim take?

Accepted Answer

How long a claim takes is largely controlled by the insurer, which holds the funds. Both Texas and Florida set deadlines for carriers to acknowledge, decide, and pay claims; whether a carrier has met a legal deadline on a specific claim is a question for a licensed attorney. DCS works toward a resolution within roughly 120 days; where a claim is not resolving in that window, we consider alternative dispute resolution such as the policy's appraisal clause.

Question 7

Do you handle commercial property and business interruption claims?

Accepted Answer

Yes - commercial property, business interruption, extra expense, and contingent BI claims are a substantial part of our practice. We work with forensic accountants on income-loss calculations, IICRC-certified mitigation firms on cause-of-loss documentation, and structural engineers when causation is contested. Typical clients include retail centers, restaurants, multi-tenant office, warehousing, hospitality, and manufacturing.

Question 8

Are you licensed in both Texas and Florida?

Accepted Answer

Yes. Texas Firm License #3134924 and Florida Firm License #W820363 are both held by Dependable Claims Specialists, and individual adjuster Joshua Osteen is licensed in both states (TX #2237777 / FL #W045717). All are verifiable through the respective state Department of Insurance lookup tools. DCS is licensed statewide in Texas and Florida and accepts claims across both states following a review of the file. The firm is headquartered in Webster, Texas, and works most often in Greater Houston, the Texas Gulf Coast, North Texas, and South Florida (Palm Beach, Broward, Miami-Dade).

Professional Public Adjuster Services

Our Services

Commercial Claims

Residential Claims

Emergency Response

Claim Review & Audit

Why Choose DCS PIA?

Licensed & Bonded

Houston Area Experience

Documented Scope

Emergency Line Answered 24/7

Explore Our Specialized Services

Public Insurance Adjusting

Loss Consulting

Xactimate Estimating

Insurance Claims Appraiser

Insurance Claims Umpire

Detailed Estimating

What a Public Adjuster Actually Does for You

Public Adjuster FAQ