In most Massachusetts appraisals, the umpire is the person nobody wants to need but everyone should choose carefully. The umpire breaks ties between the two appraisers, and when the dispute comes down to a few large items, that tiebreak can decide most of the money in play.
What the umpire does
The two appraisers each value the loss and try to agree. Items they settle are final once both sign. Items they cannot settle go to the umpire, who reviews both positions, may inspect the property and then decides. An award signed by any two of the three usually sets the amount of loss.
The umpire is neutral. The role is to reach a fair valuation, not to split the difference by habit.
In practice, the umpire is often involved less than people expect. Many Massachusetts appraisals end with the two appraisers agreeing on everything, so the umpire signs nothing and bills little or nothing. Still, the choice matters, because both appraisers negotiate with the umpire in mind. If both know the umpire is careful and well informed, their own positions tend to be more reasonable from the start.
An umpire is not a judge and does not rule on coverage, bad faith or policy interpretation. Those questions stay with the parties and, if needed, their attorneys.
Qualities to look for
- Independence. No financial ties to either side, the insurer or the appraisers beyond the assignment.
- Relevant knowledge. Familiarity with the type of building and loss, whether slate roofs in Salem, mill lofts in Lowell or coastal homes on the Cape.
- Local pricing sense. Labor and material costs in Greater Boston differ from those in the Berkshires.
- Clear writing. A short, organized decision on each disputed item makes the award easier to apply.
- Availability. After a major storm, good umpires get busy fast.
How selection usually works
Agreeing early
Many appraisers exchange umpire names soon after they are appointed, before positions harden. Each side proposes a few candidates, checks for conflicts and agrees on one.
When the appraisers deadlock
Most policies allow either party to ask a court to appoint an umpire if the appraisers cannot agree within a set time. That adds delay and cost, so it is usually a last resort. Your policy wording controls the process, and an attorney can explain the court route if it comes to that.
Who should not serve
Avoid candidates who regularly work for one of the parties, who have a family or business connection to anyone in the claim or who would be paid in a way that depends on the outcome. Even the appearance of a conflict can lead to challenges after the award, which nobody wants.
Fees and logistics
Umpire fees are typically shared equally between the policyholder and the insurer. Rates vary, so ask for the fee structure in writing at the start. Confirm whether the umpire will inspect, how submissions should be organized and how long a decision usually takes.
Good submissions are short. A one-page summary for each disputed item, with photos, measurements and pricing support attached, is far more useful to an umpire than a thick binder with no index. The appraisal file checkup can help you see what a panel is likely to expect.
An illustrative case
For illustration only, suppose the appraisers on a Springfield wind claim agree on all but three items worth a combined $12,000 of difference: roof decking, gutter size and overhead and profit. The umpire reviews photos and invoices, inspects the roof and decides each item separately. The final award reflects those decisions plus everything the appraisers already agreed. These numbers are hypothetical.
Our umpire selection services page explains how we help panels find qualified candidates, and our appraisal roadmap shows where the umpire fits in the larger process.