Insurance Appraisal & Umpire Services
When the claim process breaks down, appraisal makes it work again.
Spartan Public Adjusters provide independent appraisal and dispute resolution services for property insurance claims. We bring process expertise, credentialed experience, and impartiality to every engagement.
The Appraisal Clause, Explained
A standard policy provision for resolving disputes over the amount of loss.
Nearly every residential and commercial property insurance policy includes an appraisal clause, typically located in the "Conditions" section. It gives both the policyholder and the insurer an alternative to litigation when a claim is covered but the parties disagree on what the loss is actually worth.
Appraisal resolves one question, and one question only: the amount of loss. Coverage questions — whether something is covered under the policy — remain outside the appraisal process. That narrow scope is what makes the mechanism faster, less expensive, and more predictable than a lawsuit for both sides.
The award is binding. Once two of the three panel members sign off on a figure, that figure sets the loss. Because the outcome is final, the quality of the appraiser matters: scope, measurement, pricing discipline, and the ability to document and defend a position in front of a neutral umpire.
An insurance appraiser is not the same as a real-estate appraiser. A real-estate appraiser values property for sale or lending. An insurance appraiser values the loss — the cost to repair or replace the damaged portion of the property under the terms of the policy. Different profession, different training, different purpose.
Services
Independent work across every stage of a disputed loss.
Appraisal Services
Serving as party-appointed appraiser on residential and commercial property losses — single-family homes, condo units, HOA and condo associations, retail, office, habitational, and industrial properties — where the amount of loss is genuinely in dispute.
Umpire Services
Neutral, non-advocate role on appraisal panels. An umpire's job is to read the record, apply the policy language, and issue a reasoned decision grounded in the evidence — not to split the difference.
Insurance Claim Evaluations
Independent evaluation of claim files: scope, pricing benchmarks, code requirements, and documentation sufficiency. A structured, written assessment of where the valuation stands and where the genuine areas of dispute lie.
Dispute Resolution Support
Pre-appraisal consultation for attorneys, public adjusters, and policyholders — reviewing the policy's appraisal clause, evaluating the current posture of the file, and providing a candid assessment of whether appraisal is the appropriate mechanism or whether another path better fits the facts of the claim.
Expert Consulting
Technical consulting support for counsel on disputed property losses: scope analysis, pricing review, causation questions, and coordination with contractors and engineers where additional expertise is required.
Who We Serve
Every party in the appraisal process — one consistent standard.
Homeowners & Property Owners
Residential and commercial property owners seeking independent appraisal representation on disputed claims — a credentialed professional in their corner who knows how the carrier side builds and defends its numbers.
Carriers & Defense Counsel
Insurers seeking a credentialed, impartial umpire to render binding decisions on contested appraisal matters. Dual-side experience means an umpire who understands the reserve process and can follow both parties' documentation with equal fluency.
Attorneys & Public Adjusters
Attorneys engaged in coverage disputes and public adjusters navigating complex files who require an independent appraiser or expert consultant with documented credentials, organized work product, and experience that holds up under scrutiny.
Background & Credentials
Rafael Mayoral.
A career spent on both sides of the claim.
The insurance industry has been the family business for more than forty years.
Rafael started his career on the carrier side, handling residential and commercial claims for major national property insurers. He learned the mechanics of a claim from the inside: how reserves are set, how estimates are built, how scope and pricing decisions actually get made in a claim file.
That background, combined with a family lineage of more than forty years in insurance across adjusting, appraisal, and claims defense, is the foundation of the practice today. Rafael serves as an independent appraiser and umpire on residential and commercial property losses where the amount of loss is in dispute — available to policyholders, insurers, attorneys, and public adjusters alike.
The practice is deliberately low-volume and documentation-first. Every file gets the same thing: a carefully documented scope, pricing tied to current market data, and a defensible valuation — the kind of work product a panel and a neutral umpire can follow and rely on.
Approach & Methodology
A disciplined approach grounded in evidence.
Fluent in how both parties approach a loss.
Years of carrier-side adjusting before independent appraisal work translates to genuine familiarity with how reserves are set, how estimates are built, and where the substantive valuation disputes tend to arise. That background supports clearer communication between appraisers and a more efficient path to an award.
Every position supported by the record.
Positions are supported by photographs, measurements, cited pricing sources, and a clear chain of reasoning that a neutral umpire can follow. Appraisal is a technical process; panels decide on documentation, not advocacy.
Careful work, done one file at a time.
A deliberately small caseload ensures every file receives the time required for thorough inspection, scope documentation, research, and a defensible valuation — the quality of work product appropriate for appraisal panels and neutral review.
Claim Types Handled
Where the amount of loss is in dispute.
Hurricane & Wind
Roof, envelope, interior water intrusion from wind-driven rain.
Hail Damage
Roofing systems, soft metals, mechanical equipment.
Water Damage
Sudden-discharge losses: supply lines, drains, appliances.
Fire & Smoke
Structure, contents, soot remediation, ancillary damage.
Pipe & Plumbing
Slab leaks, supply-line failures, water heater ruptures.
Lightning
Electrical damage, HVAC, electronics, direct strike events.
Storm Damage
Multi-peril losses with combined wind, water, and debris impact.
Commercial Property
Habitational, retail, office, industrial — including BI valuation.
How Appraisal Works With Us
Five steps, consultation to binding award.
Initial Consultation
We review your policy, the insurer's current position, and the details of your loss to determine whether invoking appraisal is appropriate and viable for your file.
Demand Invoked
Either party sends written notice demanding appraisal under the policy clause. Timelines under the policy begin to run from this point.
Appraisers Appointed
Each side names its competent and impartial appraiser, typically within 20 days of demand. We begin building the documented scope and valuation.
Umpire Selected
The two appraisers jointly select a neutral umpire. If they cannot agree, a court makes the appointment to keep the process moving.
Award Issued
Each appraiser values the loss. Any two of three signing an agreement sets the binding amount — without litigation, without delay.
Frequently Asked
Questions we hear most often.
What exactly is the appraisal clause?
It's a provision in most property insurance policies — usually buried in the "Conditions" section — that lets either the policyholder or the insurer demand an appraisal of the loss when the two sides agree the loss is covered but disagree on what it's worth. Each side picks an appraiser, the appraisers pick a neutral umpire, and a signed agreement between any two of the three sets the binding amount.
Who pays for appraisal?
Most policies split the costs the same way: each side pays for its own appraiser, and the parties split the cost of the umpire evenly. Specific fee arrangements vary by appraiser and file complexity, and I'll discuss mine in plain terms at the consultation stage.
How long does the process take?
It depends on the complexity of the loss, the responsiveness of the other appraiser, and the umpire's schedule. Straightforward residential matters can wrap in a few weeks to a couple of months. Larger commercial files with heavy documentation and business-interruption components can take longer. Even at its slowest, appraisal is typically faster than litigation.
Is the appraisal award really binding?
Yes. Once two panel members sign an agreement, that number sets the loss amount. Courts overturn appraisal awards only in narrow circumstances — typically fraud, bias, or the award exceeding the scope of the appraisal itself. Don't walk into appraisal casually: pick the right appraiser up front.
Can I invoke appraisal if I already have a lawyer?
Yes. Appraisal and legal representation work together routinely. Your attorney handles coverage questions, policy compliance, and litigation strategy; I handle the valuation work inside the appraisal process. Many files benefit from having both.
What does "amount of loss" actually mean?
It's the dollar value of the damaged property under the terms of your policy — usually the cost to repair or replace the damage, subject to how the policy defines those terms (replacement cost vs. actual cash value, inclusion or exclusion of code upgrades, etc.). Appraisal resolves that number. It does not resolve coverage disputes.
What's the difference between an appraiser and an umpire?
An appraiser is appointed by one party and advocates — within the limits of impartiality — for that party's view of the loss. An umpire is neutral. Chosen jointly by both appraisers, the umpire breaks ties when the two appraisers can't agree. Different roles, different mindset, different obligations.
Can the insurance company force me into appraisal?
If your policy includes an appraisal clause — and most do — either side can invoke it, including the insurer. That's one of the reasons it's worth knowing how the process works and picking a competent appraiser before a demand ever gets made.
I didn't know the appraisal process was even an option. Spartan Appraisals explained exactly how it worked, handled everything professionally, and we reached a resolution that accurately reflected our actual loss.
Request a Consultation
Send the details. Get a candid read.
Every file starts with a conversation.
Share the details of the claim and I'll provide a candid assessment — whether appraisal is the right mechanism for the file, what a well-prepared valuation looks like, and whether I'm the right fit. Initial consultations are complimentary, and inquiries from policyholders, attorneys, public adjusters, and carriers are all welcome.
