What an umpire does
Under a typical appraisal clause, each side names its own appraiser, and the two appraisers choose an umpire. If the appraisers agree on the amount of loss, they sign the award and the umpire is not needed. If they disagree, they submit their differences to the umpire, and an award signed by any two of the three sets the amount. Umpire insurance appraisal in Maine is about being fair, independent and knowledgeable enough to evaluate competing estimates.
How we approach umpire assignments
- We disclose any prior relationship with either party, appraiser or carrier before accepting.
- We set clear ground rules with both appraisers on communication, submissions and timelines.
- We review both estimates line by line and inspect the property when needed.
- We focus on disputed items and leave agreed items alone.
- We explain our reasoning to both appraisers and draft a clear award.
Neutrality and conflicts
An umpire must be disinterested. That means no financial stake in the outcome and no relationship that would raise doubts about impartiality. If either side has concerns about a proposed umpire, they should raise them early. When appraisers cannot agree on an umpire, many policies allow either party to ask a court to select one; a Maine attorney can advise on that step.
Umpires decide the amount of loss on disputed items. They do not decide coverage, causation disputes that go to coverage, bad faith or policy interpretation. Those issues belong with attorneys and, if necessary, the courts.
Award wording that holds up
A clear award avoids later disputes. We separate replacement cost from actual cash value, show depreciation, and itemize categories such as dwelling, other structures, contents and additional living expenses where those are part of the appraisal. We also note what the award does not address, such as deductibles, prior payments or coverage limits, which the carrier applies afterward. For definitions of these terms, see the plain English glossary.
Illustrative example
Illustrative example: on a condo roof claim in South Portland, the party appraisers agree on most items but differ on whether full membrane replacement is needed, with estimates of $118,000 and $64,000. The umpire inspects the roof, reviews core samples and photos, and decides the disputed items. Figures are invented for illustration.
Neutral services beyond umpiring
We also act as a neutral evaluator when both sides want an independent view of a disputed estimate without a formal appraisal, and as a joint appraiser in rare cases where both parties agree to a single neutral. These roles require the same independence as umpiring. If you need an advocate instead of a neutral, see our appraisal clause representation page.
Experience that matters on a Maine panel
A good umpire understands how Maine buildings go together and what repairs cost here: plaster in older homes, slate and cedar roofs, mill-building masonry, island access, and winter work. That local knowledge helps an umpire weigh two competing estimates on the merits instead of splitting the difference. We review each line on its evidence, and an award may land closer to one side on some items and closer to the other on the rest.
Requesting an umpire
Party appraisers, carriers and attorneys can contact us through the contact page. We will run a conflict check, confirm our availability and fee, and send an engagement letter to both appraisers.
Questions about umpire & neutral services
How is an umpire chosen in a Maine appraisal?
Most policies have the two party appraisers agree on an umpire. If they cannot agree, many policies allow either side to ask a court to select one.
Who pays the umpire insurance appraisal fee in Maine?
Most policies split the umpire’s fee equally between the insured and the insurer. Check the appraisal clause in your policy.
Can an umpire decide coverage?
No. The umpire decides the amount of loss on disputed items. Coverage questions are for the parties, their attorneys and the courts.
Do you act as umpire on files where you have been a party appraiser?
No. We never serve as umpire on a file where we have any role for either side, and we disclose any relationships before accepting.