Appraisal Umpire Services for Roof Claims

How we work as umpire

• We're selected by the two appraisers (or as the policy and law provide), not by one side
• Before accepting, we check for and disclose any prior connection to the property, the policyholder, the carrier or the appraisers
• We review both appraisers' estimates, photos and reports, and inspect the roof
• We decide only the items in dispute, and write a clear itemized award

How appraisal works in Texas, in plain terms

1. It comes from the policy. Most Texas homeowners and commercial property policies include an appraisal clause. TDI's consumer bill of rights says you or your insurer can demand appraisal to resolve a dispute about the amount to repair or replace damaged property.^[1][2]
2. Each side hires its own appraiser. The two appraisers each estimate the loss. If they agree, that's the award.^[1]
3. An umpire breaks a deadlock. The two appraisers pick a third person as umpire. Where the appraisers differ, the umpire decides, and TDI describes that decision as binding on both sides. Under TDI's guidance, the policyholder pays their own appraiser and half the umpire's cost.^[1] Check your policy's wording, since clauses vary.
4. It decides "how much," not "whether." Appraisal sets the amount of loss. The Texas Supreme Court has held that appraisers may allocate damage between a covered event and things like pre-existing wear and tear when setting the amount of loss, but they can't rewrite the policy, and where different causes are alleged for a single injury, causation is a liability question for the courts.^[3]
5. Waiver is hard to prove. The Texas Supreme Court has held that a party does not waive appraisal merely by delay. Reasonableness is measured from the point the parties reach an impasse, and the party claiming waiver must show prejudice.^[4]
6. Payment of an award has legal effects. In two 2019 decisions, the Texas Supreme Court held that an insurer's payment of an appraisal award bars a breach-of-contract claim, and bad-faith claims where the only damages are lost policy benefits, but does not by itself bar a claim under the Prompt Payment of Claims Act (Insurance Code Chapter 542).^[5][6] Those are legal questions for an attorney, not for an appraiser.
7. Rules may be changing. TDI proposed new appraisal rules (28 TAC §§5.9800–5.9806; proposal filed April 23, 2026, published May 8, 2026). As of October 22, 2026, TDI's rules page lists no adoption, so the proposed deadlines and qualifications are not in force yet. Check TDI's site for the current status.^[7]
8. Coastal windstorm (TWIA) claims follow a separate statutory process with their own deadlines and umpire rules.^[8]

What we don't do

We don't negotiate claims for policyholders or give coverage or legal opinions. Texas law defines a public insurance adjuster as someone who, for compensation, acts for an insured in negotiating or settling a property claim, and requires a TDI license to act as one (with exceptions for certain attorneys and agents).^[9] We work alongside public adjusters, attorneys and carriers as the roof expert.

Not legal advice. This page is general information about how roof disputes and the appraisal process usually work in Texas. Your policy's wording controls. For questions about your rights, coverage or deadlines, talk to a Texas attorney or a licensed public adjuster.

Sources

1. Texas Department of Insurance, "What if my insurance isn't paying enough?"
2. Texas Department of Insurance, Consumer Bill of Rights for Homeowners, Dwelling, and Renters Insurance (item 10, Appraisal)
3. State Farm Lloyds v. Johnson, 290 S.W.3d 886 (Tex. 2009)
4. In re Universal Underwriters of Texas Insurance Co., 345 S.W.3d 404 (Tex. 2011)
5. Barbara Technologies Corp. v. State Farm Lloyds, 589 S.W.3d 806 (Tex. 2019)
6. Ortiz v. State Farm Lloyds, 589 S.W.3d 127 (Tex. 2019)
7. Texas Department of Insurance, Proposed and Adopted Rules for 2026 (28 TAC §§5.9800–5.9806, appraisal: proposal filed 04/23/2026; no adoption listed as of 10/22/2026)
8. 28 Tex. Admin. Code §5.4211, Appraisal Process (TWIA)
9. Texas Insurance Code §§4102.001(3) and 4102.051 (Public Insurance Adjusters)

Who we work for: Blake consults for insurance carriers and for building owners, and takes appraisal and umpire assignments for both carriers and policyholders, on residential and commercial property.

Ask about a consulting engagement or call (817) 733-9228. Tell us the property type, roof size and what decision you need to make, and we'll tell you what kind of report fits.