Category: Featured Post

Expert Weather Insights: Midwest Tornados, Hurricane Season, El Nino

Expert Weather Insights

Forensic Meteorologists on 2026 Midwest Tornados, Hurricane Season and El Niño

Patrick Hyland, CCM, Senior Forensic Meteorologist

Severe weather has redrawn the map for risk in the United States in 2026.

The Midwest, not the traditional Tornado Alley corridor, has produced the most active tornado season on record for several states this year, with wind, hail, and tornado damage claims following close behind. As of the authoring of this newsletter, 210 tornadoes have been confirmed by the National Weather Service (NWS) in Illinois for 2026 – the most ever for the state of Illinois. Further, the number of tornado warnings issued by NWS Forecast Offices in the Midwest (e.g., Lincoln, IL; Kansas City, MO; and Quad Cities, IA) has met or exceeded the number of tornado warnings issued by traditional ‘Tornado Alley’ Forecast Offices for the 2026 calendar year (e.g., Norman/Oklahoma City, OK).

In fact, since the onset of recordkeeping of warning products issued by NWS Forecast Offices, the states of Illinois, Indiana, Wisconsin, and Michigan have seen the most tornado warnings issued in their respective states in 2026 than any year previous. For claims and litigation tied to these events, establishing exact weather conditions at a specific time and place can influence how a case moves forward.

Several notable severe weather events in 2026 are responsible for these record-breaking statistics.

Number of Tornado Warnings Issued by National Weather Service Office | January 1, 2026 – August 17, 2026 (Source: Iowa Environmental Mesonet)
Historical Ranking of Number of Tornado Warnings Issued by National Weather Service Office (2002-2026) (Source: Iowa Environmental Mesonet)
Gantt Chart of Total Severe Thunderstorm and Tornado Warnings Issued | January 1, 2026 – August 11, 2026 (Source: Iowa Environmental Mesonet)

Notable 2026 Severe Weather Events in the Midwest

March 10, 2026

A severe weather outbreak on March 10, 2026, produced tornadoes and a swath of large hail across the Midwest from Kansas City, Missouri, into western Michigan. The Kankakee River Valley supercell in northeast Illinois and northwest Indiana produced 12 different tornadoes, including an EF-3 tornado (maximum winds up to 160 mph).

Timestamped Radar Imagery of the Kankakee River Valley Supercell (Source: NWS Chicago)
Record Hail from the Kankakee River Valley Supercell on March 10, 2026 (Source: NIU and IBHS)

June 10-11, 2026

A line of thunderstorms moved across the Upper Midwest during the afternoon hours and produced multiple severe wind gusts (58 mph or greater), including some brief tornadoes. The line of thunderstorms was officially classified as a derecho (an unbroken or semi-broken line of thunderstorms that produces damage with at least five significant wind gusts of 70+ mph and a path length of severe wind reports over an area at least 250 miles long).

The following day, a severe weather outbreak produced at least 52 confirmed tornadoes across Illinois, Indiana, Wisconsin, and Michigan, with six of the tornadoes rated EF-2 or higher. The strongest tornado was an EF-3 tornado (maximum winds up to 165 mph) in the Hebron/Kouts, Indiana, area.

Overview of the June 11, 2026, Tornado Outbreak (Source: NWS Chicago)

July 27, 2026

Thunderstorms moved from the northwest to the southeast across northern and eastern Wisconsin during the morning and early afternoon hours. A supercell thunderstorm rapidly developed around noon near the Appleton area and produced an EF-3 tornado (maximum winds up to 140 mph) that moved to the south through Menasha. In addition to the EF-3 tornado, there were also several reports of 2-inch and greater hail associated with the thunderstorms on July 27, 2026, including a report of hail over 4 inches near Gresham.

NWS Green Bay Damage Assessment of the Appleton and Menasha EF-3 Tornado (Source: NWS Green Bay)

American Weather Enterprise Association (AWEA)

There are several other developments within the weather enterprise aside from severe weather. Recently, an advocacy group for the weather enterprise, called the American Weather Enterprise Association (AWEA), formed to advance legislative priorities and strengthen engagement with federal policymakers. This group helped facilitate the creation of a bipartisan weather caucus (the Weather Enterprise Caucus), led by Representatives Mike Flood (R-NE) and Eric Sorensen (D-IL), to advance weather forecasting, research, and disaster preparedness. One of the main goals of this Weather Enterprise Caucus is to create a National Transportation Safety Board (NTSB)-style agency, the National Weather Safety Board, to review major weather-related disasters.

Launch of the Weather Enterprise Caucus (Source: Representative Eric Sorensen [D-IL])

The 2026 Hurricane Season Forecast

Early September marks the climatological peak of hurricane season, and the National Oceanic and Atmospheric Administration (NOAA) continues to predict below-normal activity for the Atlantic Basin. As of the authoring of this newsletter, there have been four (4) named tropical storms (Arthur, Bertha, Cristobal, and Dolly) in the Atlantic Basin for the 2026 hurricane season. Meteorologists are watching a potential tropical cyclone in the Gulf, which could become another named tropical storm, Edouard. 

How Does El Niño Affect Atlantic Hurricane Activity?

A strengthening El Niño is responsible for the anticipated decrease in tropical storm activity in the Atlantic Basin. El Niño is the warm phase of a natural climate pattern across the tropical Pacific Ocean when sea surface temperatures are warmer than normal. El Niño typically leads to an increase in wind shear (the change of wind speed and wind direction with height) in the Atlantic Basin, which prevents tropical storms from forming and/or strengthening.

2026 Atlantic Hurricane Season Outlook (Updated: August 2026) (Source: NOAA)
The Impact of El Niño on North American Weather Patterns (Source: NOAA)

Haag’s Forensic Meteorology Services

Haag Forensic Meteorology has a team of meteorologists with 60+ years of experience observing, forecasting, broadcasting, researching, and issuing warnings for all types of weather. Meteorology isn’t just a job, it’s our passion – a passion that goes into each one of our projects.

Haag’s forensic meteorology services help clients determine weather conditions at a given location and time. Using a combination of local weather data, surface observations, radar, and/or storm reports, we provide expert analysis that support insurance claims, litigation, wrongful death lawsuits, motor vehicle accidents, etc. This type of analysis can be performed on its own or in conjunction with an engineering evaluation by one of our licensed engineers.

Our team includes meteorologists with the Certified Consulting Meteorologist (CCM) designation from the American Meteorological Society (AMS). We regularly provide expert testimony in cases involving:

  • Extreme Wind and Hail Events
  • Heavy Rain and Flooding
  • Roof Collapses
  • Slip and Fall Accidents
  • Vehicle Accidents
  • Personal Injury and Wrongful Death Claims

Let’s Talk about Your Assignment

When weather is a factor, precise and defensible analysis can make all the difference. If you need expert insight into past weather conditions, whether for a claim, legal case, or accident investigation, Haag’s forensic meteorology consultants are here to help. Submit an assignment or contact us to request a consultation with one of our experts.

Patrick Hyland CCM Forensic Meteorology Expert Witness

Patrick Hyland, CCM

Patrick Hyland, CCM, is a Senior Forensic Meteorologist with Haag, a Salas O’Brien Company. Mr. Hyland has over 16 years of experience in meteorology, including ten years providing meteorological consulting services for a variety of cases where expertise is required. He most recently served as a Research Meteorologist with the NOAA National Severe Storms Laboratory (NSSL) Warning Research Development Division (WRDD). He was responsible for developing cutting-edge tools, algorithms, products, and techniques to improve the warning-decision-making process for use in operational National Weather Service (NWS) Forecast Offices for the protection of life and property. He focused on radar severe weather applications, probability and impacts research, and the Multi-Radar Multi-Sensor (MRMS) system.

As a Consulting Meteorologist for Snow & Associates and HylandWX Consulting, Mr. Hyland was responsible for gathering relevant datasets from various databases for weather-related cases and creating visualizations of datasets for report writing, depositions, and expert testimony. He served as the Coordinator of External Relations for the National Weather Center, where he worked to bridge the gap between science and the public through management of the National Weather Center tour program and outreach efforts to promote the University of Oklahoma and NOAA. Mr. Hyland has also served as a Research Fellow, investigating the microphysical and electrical structure of clouds during natural and rocket-and-wire triggered lightning strikes.

Mr. Hyland earned a Master of Science degree in Meteorology from University of Oklahoma, Norman, Oklahoma, and a Bachelor of Science degree in Meteorology with Special Distinction from the University of Oklahoma. His certifications include American Meteorological Society Certified Consulting Meteorologist (CCM #771) and Certified Tourism Ambassador (CTA) with the Greater Oklahoma City Tourism Ambassadors Program. He has been honored with 2022 Trailblazer Award from Pathful, Inc. and the National Weather Association (NWA) Special Appreciation Award, among many others. His memberships include the American Meteorological Society, Association of Certified Meteorologists, National Weather Association, National Weather Museum and Science Center, Norman Chamber of Commerce Weather Committee, and NormanNEXT.

Any opinions expressed herein are those of the author(s) and do not necessarily reflect those of Haag, a Salas O’Brien Company or subsidiaries. 

Jim Roberto: Building Consulting Leader with 25 Years of Technical Expertise

Jim Roberto is a Principal Building Consultant II and Technical Lead for Construction, Remediation, and Building Consulting at Haag. With more than 25 years of experience in construction, restoration, project management, sales, and client advisory services, Jim brings a rare blend of technical expertise and practical, client-focused problem solving to every project.

Collaborative approach to complex problems

Known for his thoughtful and collaborative approach, Jim takes the time to understand each client’s unique challenges and goals, helping them navigate even the most complex building issues with confidence. In his role as Technical Lead, he serves as a trusted resource, mentor, and leader for Haag’s Building Consulting team, helping ensure technical excellence and consistency across projects.

Jim’s path into building consulting began as a Project Manager for a major construction firm, where he gained the hands-on field experience that still informs his work today. As a licensed General Contractor and former Senior Project Manager, he has worked across a wide range of property types, including commercial, industrial, institutional, multifamily, and residential buildings. His expertise includes damage assessment, building reconstruction, cost evaluation, and litigation support, giving clients a well-rounded perspective on both technical and business considerations.

Restoration & Construction projects

Throughout his career, Jim has successfully led complex restoration and construction projects, conducted extensive onsite investigations, and provided trusted guidance to property owners, insurers, contractors, and legal professionals. Prior to joining Haag, he served as Managing Partner of a construction and consulting firm, overseeing more than 200 projects valued at over $55 million while managing a portfolio of more than 300 real estate assets. His client portfolio has included nationally recognized organizations such as Walmart, Target, Home Depot, CitiBank, State Farm, Wells Fargo, Chase, HSBC, and HUD.

Passion for Historic Structures & Preservation

One aspect of the profession Jim enjoys most is the diversity of assignments he encounters. He is especially passionate about projects involving historic structures, where his appreciation for preservation and building science come together to protect and restore important pieces of history. Jim has helped with the restoration of historically significant homes in Cincinnati and Chicago damaged by fire and/or floods.

When he’s not working with clients, Jim enjoys life in a historic Chicago neighborhood where gaslights dating back to 1879 still illuminate his block. He’s often exploring classic Midwest supper clubs, discovering family-owned Italian restaurants, or keeping up with his favorite sports teams. If there’s a score being kept, chances are Jim is paying attention.

Fun Fact: Jim is an avid gardener who grows a variety of vegetables each year and loves spending time with his identical twin granddaughters. He’s also known to get away on his Harley Davidson for weekend rides.

 

Water Mitigation Guidelines: How Water Category and Building Materials Influence Restorability

Water Mitigation Guidelines

How Water Category and Building Materials Influence Restorability in Residential and Commercial Losses

Brianna Salvitti, MBA, Senior Building Consultant

Imagine coming home from a summer vacation only to find water everywhere. The inlet valve hose detached from your toilet and has been spewing water into your home for days. This type of water claim happens more frequently than you might realize. According to the Insurance Information Institute, water damage claims are 20-25% of all claims in a given year, surpassed only by wind and hail. Once a water intrusion event occurs, quick mitigation with appropriate scope and comprehensive understanding of building materials is key to moving forward.

Mitigating Water Intrusion

Water intrusion introduces varying levels of contamination, material degradation, and an overall environmental change within an affected building. The extent of these impacts is largely determined by the category of water involved. While these distinctions are well-defined in industry standards, their real-world application often reveals inconsistencies in how mitigation is approached in the field, particularly how they differ between residential vs. commercial properties.

Consider a commercial property where mitigation efforts were completed, yet additional tear-out was later required due to inadequate initial communication between the property management company, the owner of the property, and the restoration vendor. In another instance, a claims professional may arrive onsite to find two-foot flood cuts removed throughout the entire two-story residential building, despite only the first floor being directly affected. These scenarios are not uncommon.

Too often, mitigation efforts either exceed what is necessary or fall short of what is required, resulting in avoidable costs and complications for both residential and commercial properties. In many of these cases, the underlying issue can be traced back to how the category of water was identified or misidentified at the onset of the water event. These early determinations define the extent of impact to building materials and establish the foundation of the mitigation scope. They also drive labor, equipment, supervision, and other cost components that are frequently reviewed and challenged during the claims process.

This article outlines how the identification of water category drives mitigation decision making and the impact this has on different types of building materials in commercial vs. residential properties. The purpose of this article is to help claims professionals understand some pitfalls in mitigation and how they can evaluate mitigation and associated costs more effectively.

To understand how these inconsistencies arise in practice, it is important to first examine how class, category, and affected materials are identified and where breakdowns in that process occur.

Water Class, Category, and Affected Materials Matters

Accurate identification of the class and category of water is essential to determining the appropriate approach and what material is necessary to remove. The class of water intrusion reflects the estimated evaporation load based on the extent of moisture absorbed in materials at the time when drying begins or at humidity control (ANSI/IICRC S500‑2021).

Water losses are divided into four classes, ranging from Class 1 (minimal absorption and low evaporation load) to Class 4 (which is deeply held or bound water within material).

The category of water defines the level of contamination present. Categories are

  • Category 1 – clean source
  • Category 2 – greater level of contaminants
  • Category 3 – grossly contaminated water

Proper classification and categorization are critical as misidentification can lead to unnecessary material removed or extended drying times. When in the field, below are a few ways to determine class and category of water:

  • Identify the water source. Did water enter from the roof during a storm? Did the supply line to the refrigerator rupture?
  • Determine the extent of intrusion. This includes identifying which rooms, finishes, or building assemblies were affected and assessing the severity and scope of the impact on each area.
  • Evaluate the duration of exposure of water. If known, approximately how long was the water running?
  • Document everything. Thorough documentation of water conditions can assist with determining the appropriate water category, especially if conditions change from Category 1 to Category 2, or from Category 2 to Category 3.

While both category and class influence whether materials are removed or dried, the composition of the affected materials is equally critical in this determination. Although commercial and residential structures may utilize similar building components, the assemblies and finishes often differ, which can affect how water migrates, is retained, and how it is mitigated.

Building Materials: How Water Migrates, is Retained, and how it is Mitigated

While both category and class influence whether materials are removed or dried, the composition of the affected materials is equally critical in this determination. Although commercial and residential structures may utilize similar building components, the assemblies and finishes often differ, which can affect how water migrates, is retained, and how it is mitigated. Field evaluation of the building’s composition is recommended, as it directly influences mitigation approach and should include review of the following:

  • Framing type or support type, which may include wood framing, light gauge steel framing, structural steel framing, concrete piers, etc.
  • Foundation type, such as slab-on-grade, basement, crawl space (pier-and-beam, continuous stem wall, etc.)
  • Building systems, including HVAC systems, mechanical systems, electrical, and plumbing.
  • Double layered assemblies, this would typically include double drywall, shaft walls, and other double layered walls.
  • Other assemblies

Engaging professionals familiar with building assemblies, mitigation standards, and restoration scope evaluation can help determine whether the mitigation approach is reasonable, properly documented, and aligned with the conditions observed.

While category, class, and material identity each influence whether materials are dried or removed, early identification remains the common thread, shaping the overall scope and approach to effective mitigation in both residential and commercial properties.

This becomes most evident when examining Category 1 water and how early decisions directly influence outcomes.

>>Read the full Practice Guidelines: How Water Category and Building Materials Influence Restorability in Residential and Commercial Losses paper here. 

Brianna Salvitti, MBA

Brianna Salvitti, MBA, is a Senior Building Consultant with Haag, a Salas O’Brien Company. She is an experienced construction consultant with 13 years in construction, residential/commercial estimating, and property claims adjusting. Ms. Salvitti has worked as a building consultant, property field adjuster, and project manager. As a property field adjuster she focused on analyzing claims, contractor estimates, and reviewing insurance policies. She has provided rapid response in creating reports for clients, documenting files, and conducting field inspections.

Ms. Salvitti earned a Masters of Business Administration and a Bachelor of Science in Psychology. She completed an Associate in Claims (AIC) and an Associates in Insurance (AINS). She earned an IICRC Water Restoration Technician certification (WRT), a North Carolina Property Adjusting license, is a Haag Certified Inspector-Residential Roofing and Commercial Roofing, and is a Haag Certified Reviewer (Levels I, II, III). Her training includes Erie Water Mitigation, Vale Training, Xactimate (Levels 1, 2, 3) certifications, Symbility Estimating, Rope & Harness Steep Roof Training, and OSHA Construction Safety and Health Certification. Ms. Salvitti was honored to be selected as a 2025 delegate for the prestigious Property Insurance Claims Group (PICG) Claims Academy in London, U.K.

Any opinions expressed herein are those of the author(s) and do not necessarily reflect those of Haag, a Salas O’Brien Company or subsidiaries. 

Insurance Appraisal Dispute Resolution

Insurance Claim Appraisal Basics: How Damage Disputes Get Resolved

By Jason Plasters, Principal Building Consultant

What Is an Insurance Appraisal in a Property Damage Claim?

Insurance Appraisal provides an alternative method for dispute resolution, in lieu of pursuing mediation or litigation when a dispute arises. At a high level, an insurance appraisal is a formal process conducted by competent, experienced appraisers who assess both the extent and value of insurance claim related damages. These experts, appraisers, typically evaluate:

  • Scope and extent of damage
  • Verification of the date of loss
  • Appropriate repair and/or replacement methods
  • Current, local market repair costs and material availability.

Their role is to bring consistency and technical accountability to the evaluation, resulting in a complete and accurate valuation for the insurance claim.

Why the Insurance Appraisal Process Exists

When disagreements arise during an insurance claim, the stakes can quickly escalate—from delays in repair to the risk of costly litigation.

The appraisal process exists to provide a structured, impartial pathway to resolution. At its core, the insurance appraisal does one thing: resolve disputes over damage value without resorting to litigation.

When Is an Insurance Claim Appraisal Needed?

An appraisal is typically invoked when policyholders and insurers cannot agree on key elements of a claim. This most commonly includes the repair scope methodology or the value of the repairs. These disagreements may involve residential, commercial, or even industrial properties. When initial estimates diverge significantly, it is common for property insurance policies to include an appraisal provision that gives both parties a formal, binding process for reaching a resolution. Independent technical appraisers replace conflicting interpretations with evidence-based analysis, reducing the chance of prolonged disputes or litigation.

Risks of Appointing an Unqualified Insurance Appraiser

Selecting an unqualified insurance appraiser can significantly undermine the appraisal process and may lead to inaccurate loss valuations, unnecessary delays, increased costs, and unfavorable outcomes for the party that appointed the appraiser. Because appraisers play a critical role in evaluating damages and presenting evidence during the appraisal process, their knowledge, experience, and professionalism can directly affect the quality and credibility of the appraisal award. Appointing an unqualified appraiser creates several specific risks:

  1. Inaccurate assessment of the loss due to gaps in damage, construction, or estimating expertise. An insurance appraiser who lacks expertise in the relevant type of property damage, construction practices, estimating methods, or valuation principles may overlook important damages, miscalculate repair costs, or rely on unsupported assumptions. This can result in an award that does not fully reflect the actual extent of the loss.
  2. Procedural errors from unfamiliarity with policy provisions, appraisal procedures, and documentation requirements. An unqualified appraiser may also be unfamiliar with the appraisal process itself, including applicable policy provisions, appraisal procedures, and industry standards. This lack of procedural knowledge can lead to missed deadlines, inadequate documentation, ineffective communication with the opposing appraiser, or failure to properly present and support the valuation being advanced. In some cases, these shortcomings can weaken a party’s position and reduce the likelihood of achieving a fair outcome.

  3. Ineffective presentation of the valuation to the opposing appraiser or umpire. Another concern is that an inexperienced appraiser may have difficulty working collaboratively with the opposing appraiser or presenting disputed issues effectively to the umpire. Successful appraisers must be able to analyze complex information, support their conclusions with evidence, and articulate their positions in a persuasive and professional manner. An appraiser who lacks these skills may be unable to advocate effectively for the valuation of the loss.

  4. Unnecessary dispute escalation from poorly supported estimates and avoidable procedural mistakes. The selection of an unqualified insurance appraiser can also increase the likelihood of disputes escalating unnecessarily. Poorly prepared estimates, unsupported opinions, and procedural mistakes often create additional disagreements that require intervention by the umpire. This can prolong the appraisal process, increase costs for all parties, and reduce confidence in the fairness and reliability of the proceedings.

  5. Exposure of the award to legal challenge if qualifications or impartiality are called into question. In some situations, the appointment of an unqualified appraiser may even expose the resulting appraisal award to legal challenges. While courts generally uphold appraisal awards, allegations that an appraiser lacked the qualifications required by the policy or failed to perform the appraisal in a competent and impartial manner can become grounds for further litigation, depending on the facts and applicable law.

For these reasons, parties should carefully evaluate an insurance appraiser’s experience, technical expertise, familiarity with insurance appraisal procedures, professional reputation, and ability to communicate and support valuation opinions. Selecting a qualified appraiser helps promote a fair, efficient, and credible appraisal process and increases the likelihood that the resulting award will accurately reflect the amount of the loss.

What to Expect During a Property Damage Appraisal

When the policyholder and the insurance company cannot agree on the value of damages, either party may invoke the appraisal provision contained in the insurance policy. Each side then selects a competent appraiser, and the two appraisers work together to evaluate the loss and attempt to reach an agreement on the amount owed.

If the appraisers are unable to agree on all issues, they jointly select an impartial umpire. The disputed items are presented to the umpire, who reviews the evidence and helps resolve the differences. In most cases, an agreement reached by any two members of the appraisal panel, the umpire and either appraiser, or both appraisers together, results in a binding appraisal award establishing the amount of the loss.

Policyholders can generally expect the process to involve inspections of the damaged property, the exchange of estimates and supporting documentation, discussions between the appraisers, and, if necessary, review by the umpire. The process is typically less formal, faster, and less expensive than litigation. However, appraisal usually addresses only the value of the loss and does not resolve disputes regarding insurance coverage, policy interpretation, or legal liability. The outcome of the appraisal process is intended to provide a fair and independent determination of the amount of damages so the claim can move toward resolution.

The insurance appraisal process is methodical and detail oriented. Well qualified appraisers apply specialized expertise in areas such as structural damage, building code compliance, and roofing systems. This technical depth is especially valuable in complex claims, where details such as building code compliance costs or access limitations can shift the outcome by tens of thousands of dollars.

Is the Insurance Appraisal Process Regulated by State or Federal Laws?

Insurance appraisal regulations and legal requirements can vary significantly from state to state. While many property insurance policies contain similar appraisal provisions, each state’s courts and statutes may interpret and apply those provisions differently. Variations can include the qualifications and impartiality requirements for appraisers and umpires, the procedures for selecting an umpire, the scope of issues that may be decided through appraisal, and the standards for enforcing or challenging an appraisal award.

Some states permit appraisers to act as advocates for the party that appointed them, while others require a higher degree of neutrality. States also differ in how they address disputes involving causation, coverage-related issues, and the circumstances under which a court may modify or set aside an appraisal award. Because these differences can affect the rights and obligations of both policyholders and insurers, it is important to select an experienced and competent appraiser that understands the laws and legal precedents that apply in the state where the claim is being handled.

Insurance Appraiser Qualifications and Impartiality Standards

Experienced insurance appraisers combine strong analytical and technical knowledge with professionalism, integrity, and negotiation skills. The insurance appraiser’s obligation is to the facts of the damage and claim, not to the outcome preferred by the retaining party.. An experienced appraiser can explain not just what the loss is worth, but why, and that transparency is often what allows both sides to accept the outcome.

How an Insurance Appraisal Results Are Delivered and Why It Matters

The outcome of an insurance appraisal is presented as a detailed, well-supported loss estimate. This documentation clearly outlines the agreed-upon scope of damage, recommended repair or replacement methods, and associated costs, providing a transparent roadmap for resolution. In many cases, this clarity enables prompt settlement. The value of a thorough insurance appraisal is in the documentation: a clear scope, a supported methodology, and a final number that neither party has grounds to re-litigation.

When Appraisers Disagree: The Role of the Umpire

In an insurance appraisal, the umpire serves as a neutral and independent third party whose role is to help resolve disagreements between the appraisers selected by the policyholder and the insurance company. The appraisal process typically begins with each side appointing its own appraiser to evaluate the amount of the loss. If the two appraisers are unable to reach an agreement on some or all aspects of the claim, the disputed issues are submitted to the umpire for review and determination.

The umpire’s responsibility is to evaluate the evidence presented by both appraisers, which may include estimates, reports, photographs, invoices, expert opinions, and other relevant documentation. After considering the information, the umpire makes a determination regarding the disputed valuation issues. Under most appraisal provisions, an agreement between any two members of the appraisal panel, the umpire and either appraiser, or both appraisers together—results in a binding appraisal award that establishes the amount of the loss.

Importantly, the umpire’s authority is generally limited to determining the value of the loss or the amount of damages. The umpire does not typically decide questions involving insurance coverage, policy interpretation, legal liability, or allegations of bad faith. Those issues are usually reserved for the courts or other dispute-resolution processes.

A qualified umpire is expected to be impartial, independent, and knowledgeable about the type of loss being appraised. Experience in property damage, construction, roofing, business interruption, or other relevant fields can be particularly valuable. The umpire should also be familiar with appraisal procedures and applicable state law so that the process is conducted fairly and efficiently.

Under most property insurance policies, both the policyholder and the insurer have the right to retain their own appraiser. Each party is responsible for selecting and compensating their appraiser, and each appraiser independently evaluates the facts of the claim. This structure is intentional. It gives both sides technical representation while keeping the process independent, impartial, and avoiding costly, lengthy litigation.

Under most policy provisions, the two appointed appraisers are required to elect an umpire within 20 days of the demand for appraisal. If the appraisers cannot agree on an umpire, either party may petition a court to make the appointment.

The umpire reviews both appraisers’ findings and works toward a resolution. A written award signed by any two of the three — the umpire and either appraiser — is binding on both parties. The umpire does not need to adopt one appraiser’s position wholesale; the award can reflect elements from both evaluations.

Because the umpire process can determine the final outcome of a significant claim, the qualifications and preparation of each party’s appraiser matter considerably. An appraiser who has documented their methodology, supported their scope with field evidence, and can clearly explain their conclusions is in a far stronger position to support their opinion for an award agreement.

Our team works on behalf of both insurers and policyholders. Regardless of which side retains us, our approach is the same: thorough inspection, documented findings, and a defensible loss estimate. 

Frequently Asked Questions:

What is the difference between an insurance appraisal and a home appraisal?

These are two separate processes that serve entirely different purposes, though the shared terminology causes frequent confusion.

A home appraisal, the kind used in real estate transactions, determines the market value of a property for lending or purchase purposes. It answers the question: what is this property worth? This is not what Haag performs.

An insurance claim appraisal is not concerned with real estate market value. It is invoked when a policyholder and an insurer disagree on the value of a specific loss — meaning the cost to repair or replace damaged property under the terms of an insurance policy. It answers a different question: what does it cost to address this damage?

The two processes involve different methodologies, different professional qualifications, and different legal frameworks. If you are dealing with a disputed insurance claim, a real estate appraiser is not the right resource. Insurance claim appraisals require professionals with direct experience in damage assessment, construction costs, and the appraisal provisions found in property insurance policies.

Who selects the appraiser in a property damage dispute?

Each party selects their own appraiser independently. The policyholder retains one, and the insurer retains one. Both parties are responsible for compensating their respective appraiser.

There is no requirement that the two appraisers agree on findings. That is, by design, the point of the process. Each appraiser evaluates the value of the loss and presents a supported position. If the two appraisers can reach an agreed value, the process concludes with an award agreement. If they cannot, the dispute moves to invoking the umpire that has been selected for the appraisal.

Because each party selects their own appraiser, the qualifications of the person you choose directly affect your position in the process. An insurance appraiser with relevant technical credentials, field experience in the type of damage at issue, and familiarity with current repair costs will be better equipped to produce a well-supported position.

What is an umpire and when is one needed?

An umpire is a neutral third-party professional, either agreed to by both appraisers or appointed by the local courts, brought into the appraisal process when the policyholder’s appraiser and the insurer’s appraiser cannot agree on the value of the loss.

Under most policy provisions, the two appraisers are required to jointly select an umpire at the beginning of the appraisal – typically within the first 20 days. If they cannot agree on who to appoint, either party may request that a court make the selection. The umpire then reviews both appraisers’ positions and works toward a resolution.

A written award signed by any two of the three parties — the umpire plus either appraiser — is binding. This majority-decision structure means the umpire does not have to side entirely with one party; the final award can reflect elements of both evaluations.

The umpire process is the policy’s built-in alternative to litigation. It is binding, faster than a court proceeding, and keeps the resolution within a technical framework rather than a legal one.

How long does the appraisal process take?

There is no universal answer, and anyone who gives you a firm timeline without knowing the specifics of the claim should be viewed with skepticism.

The timeline depends on several variables: the size and complexity of the property, the type and extent of damage, the availability of documentation, the scheduling demands of both appraisers, and whether the process proceeds to umpire or resolves at the two-appraiser stage.

A straightforward residential claim with clear documentation can move through the process in a matter of weeks. A large commercial loss, a claim with disputed causation, or a property with complex systems and construction history can take several months.

What consistently extends timelines is incomplete documentation and poorly defined scope at the outset. Appraisers who begin with a thorough inspection and a clearly developed scope of damage are in a better position to move efficiently through the process and reduce the likelihood of back-and-forth over missing information.

Can an appraisal be used in court?

The appraisal award itself is typically binding under the terms of the insurance policy, which means it is designed to resolve the dispute without going to court. In most cases, a properly executed award does exactly that.

However, if one party challenges the award, alleging fraud, misconduct, or that the appraisers exceeded their authority, the matter can end up in litigation. In that context, the appraisal documentation, including inspection records, scope notes, methodology, and the final award, becomes evidence. A well-documented appraisal supported by qualified professionals holds up significantly better under that scrutiny than one that lacks clear methodology or field verification.

Additionally, in situations where coverage disputes or bad faith claims accompany the value dispute, litigation may proceed on those separate issues even after an appraisal award is issued. In those proceedings, the appraiser may be called to testify regarding their findings and methodology.

This is one reason appraiser qualifications matter. An appraiser with expert witness experience understands how to document findings in a way that is defensible not just in the appraisal process, but in a courtroom if it comes to that.

Can an appraisal award agreement be dismissed or overturned by a court?

Yes, an insurance appraisal award can be overturned or dismissed by a court, but only in very limited circumstances. Courts generally give strong deference to appraisal awards because the process is meant to be a binding, expedited, and less formal method for resolving disputes over the amount of a covered loss. However, there are specific grounds on which a court may set aside or refuse to enforce an appraisal award:

  • Fraud or Misconduct – If one of the appraisers or the umpire engaged in fraud, collusion, or acted in bad faith, a court may invalidate the award. For example, if an appraiser knowingly submits false estimates to benefit a party, this could be grounds for dismissal.
  • Lack of Authority – If the appraisal panel exceeded the scope of authority defined in the insurance policy, a court may intervene. For instance, appraisal is generally limited to determining the amount of loss, not questions of coverage, policy interpretation, or liability.
  • Procedural Irregularities – Significant procedural errors, such as failing to properly select appraisers or an umpire according to the policy terms, might be a reason for a court to overturn an award.
  • Manifest Arbitrary or Unreasonable Decisions – In rare cases, if the appraisal award is clearly arbitrary or unsupported by evidence, courts may refuse to enforce it.

Courts rarely overturn appraisal awards, and disagreement over the value itself, without evidence of fraud, misconduct, or procedural error, is usually not sufficient to have an award dismissed. The appraisal process is designed to be final and binding to encourage settlement and reduce litigation.

Jason Plasters, LGC, CPAU, HCI-R/C/W

Jason Plasters is a Team Leader and Principal Building Consultant for Haag, a Salas O’Brien Company. Mr. Plasters is an experienced building consultant, with more than 23 years in the property insurance damage restoration field, with 30+ overall years of experience in the general construction industry. Jason previously owned and operated his own general contracting and consulting firm serving as the President and CEO. He was a Project Director for several major restoration and construction firms, working with property management companies and owners/ownership groups for complex commercial and multi-family properties.

Mr. Plasters has extensive experience working with private homeowners and tenants within residential property types ranging from low-income housing to high-quality custom properties with values in excess of $15MM. He worked as a Property Claims Adjuster, after catastrophes including Hurricanes Rita, Gustav, Harvey, and Irma. Jason is also an experienced estimator and project manager, responsible for generating competitive restoration estimates in excess of $30MM, while working with Property Managers and Owners to ensure efficiency and quality control. As a Project Manager, Jason oversaw many ongoing projects, handling all aspects of contract administration, bid preparation, project budgets, sub-contractor bidding, scheduling, cost management, billing, and collections.

Any opinions expressed herein are those of the author(s) and do not necessarily reflect those of Haag, a Salas O’Brien Company or subsidiaries.