Professional Public Adjuster Services

Comprehensive insurance claim services for residential and commercial properties. Licensed statewide in Texas and Florida, DCS accepts claims across both states following a review of the file, from its home base in Webster, Texas.

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Our Services

We provide comprehensive public adjuster services to document the full scope of your loss, pursue what the policy owes, and help you navigate the claims process with confidence.

Commercial Claims

Comprehensive commercial property damage and business interruption claim services for businesses of all sizes.

Business interruption claims
Commercial property damage
Loss of income calculations
Equipment and inventory claims

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Residential Claims

Expert residential property damage claim assistance for homeowners throughout Houston and surrounding areas.

Hurricane and storm damage
Fire and smoke damage
Water and flood damage
Hail and wind damage

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Emergency Response

Emergency line answered 24/7 through after-hours routing, for prompt property damage assessment and claim initiation.

Emergency line answered 24/7 through after-hours routing
Rapid damage assessment
Emergency mitigation guidance
Immediate claim filing

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Claim Review & Audit

Professional review of existing claims to identify missed scope, overlooked coverages, and documentation gaps.

Claim file review
Settlement analysis
Additional damage identification
Reopening closed claims

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Why Choose DCS PIA?

Our commitment to excellence and proven track record make us a trusted choice for insurance claim assistance in Texas.

Licensed & Bonded

Fully licensed public adjusters with comprehensive bonding and insurance coverage.

Houston Area Experience

Years of residential and commercial claim files across the Texas Gulf Coast and South Florida.

Documented Scope

Line-item estimates and photo documentation built to support what the policy owes on the claim.

Emergency Line Answered 24/7

Our emergency line is answered 24/7 through after-hours routing when property damage cannot wait.

Explore Our Specialized Services

Each service we offer is built to document your claim thoroughly and keep you informed as a policyholder.

Public Insurance Adjusting

Licensed adjusters who work exclusively for you, not the insurance company.

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Loss Consulting

Expert analysis and strategy for complex property damage claims.

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Xactimate Estimating

Line-item damage estimates built in the same industry-standard platform most carriers use.

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Insurance Claims Appraiser

Policyholder representation in the formal insurance appraisal clause process. NOT a real estate appraiser.

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Insurance Claims Umpire

Neutral umpire for property insurance appraisal proceedings when the two appraisers cannot agree.

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Detailed Estimating

Comprehensive damage documentation and cost analysis for your claim.

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What a Public Adjuster Actually Does for You

A public insurance adjuster is the only category of insurance professional licensed by the Texas Department of Insurance and the Florida Department of Financial Services to represent the policyholder - not the insurance carrier - in a first-party property insurance claim. We are licensed under Texas Insurance Code Chapter 4102 and Florida Statutes §626.854. The carrier's adjuster works for the carrier; we work exclusively for you.

In a typical engagement, our scope of work includes interpreting the policy form (HO-3, HO-5, DP-3, commercial CP, BOP), inspecting the property and documenting damage to IICRC S500/S520 standards, building a line-item Xactimate estimate that mirrors how the carrier estimates losses, preparing the sworn proof of loss, negotiating directly with the carrier's desk and field adjusters, and - when the parties cannot agree on the amount of loss - invoking the appraisal clause of the policy on your behalf. We do not practice law and we do not file lawsuits; if the dispute reaches that point, we coordinate with policyholder-side counsel.

Our fee is contingent on recovery. If we do not increase your settlement, you owe us nothing. Our fee is 10% of the claim recovery. If the insurer paid on the claim before the contract date, the fee is 25% of the new money recovered, capped at 10% of the total settlement - you pay whichever is less. The trigger is money the insurer actually paid before the contract date, never an offer. Separately from our contract, statute caps public adjuster fees in both states (Texas: 10% of the amount paid on the claim under §4102.104; Florida: 20% in non-emergency situations and 10% during the first year after a declared emergency under §626.854(11)). All terms are disclosed in writing before any work begins.

Public Adjuster FAQ

Direct answers to the questions Texas and Florida policyholders ask most.

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

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 total losses, BI claims, mold, code-upgrade exposure, or any claim involving an engineer or cause-of-loss expert, professional representation usually pays for itself.

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

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.

Can a public adjuster help with a denied claim?

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.

What does "no recovery, no fee" mean?

Our fee is contingent, with no charge if we do not increase the settlement. Our fee is 10% of the claim recovery. If the insurer paid on the claim before the contract date, the fee is 25% of the new money recovered, capped at 10% of the total settlement - you pay whichever is less; the trigger is money the insurer actually paid before the contract date, never an offer. This is different from contractor "free inspections" because we are licensed to negotiate the claim and are paid from the recovery, not from the policyholder's out-of-pocket funds.

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

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.

How long does a public-adjusted claim take?

How long a claim takes is largely controlled by the insurer, which holds the funds. Texas Insurance Code §542 ("Prompt Pay") requires the carrier to acknowledge a claim within 15 days, accept or reject within 15 business days of receiving all required documentation, and pay accepted claims within 5 business days of acceptance. Florida Statute §627.70131 imposes similar deadlines. 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.

Do you handle commercial property and business interruption claims?

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.

Are you licensed in both Texas and Florida?

Yes - Texas Firm License #3134924 is held by Dependable Claims Specialists LLC, and Florida Firm License #W820363 by Dependable Claims Specialists; 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).

Texas & Florida Statutory References

Public adjusting practice in Texas and Florida is governed by the following statutes. We cite them verbatim in correspondence with carriers and provide copies to clients on request.

Tex. Ins. Code Ch. 4102 - Public Insurance Adjusters: licensure, scope, prohibited conduct, contract disclosures on a TDI-approved form, a commission capped at 10% of the insurance settlement on any claim (§4102.104), and a 72-hour right to cancel the contract (§4102.103; TDI form FIN535).
Tex. Ins. Code §542.051-.061 - "Prompt Pay" deadlines for claim acknowledgment, decision, and payment.
Tex. Ins. Code §541 - Unfair claim settlement practices.
Fla. Stat. §626.854 - Public Adjuster definition, fee caps, contract requirements, and the Florida three-business-day right of cancellation (Texas uses the 72-hour rule above).
Fla. Stat. §627.70131 - Insurer duties: acknowledgment, investigation, payment timelines.
Fla. Stat. §627.7142 - Homeowner Claims Bill of Rights; required disclosure to every policyholder.

Statutory references are provided for educational context only. We do not practice law and do not provide legal advice. For legal questions about your claim, consult a licensed attorney.

Ready to Find Out What Your Policy Owes?

Have your policy and the carrier's estimate reviewed before you accept a settlement. Contact our experienced public adjusters today for a free consultation and claim review.

Call Now: 833-4UR-LOSS

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