Appraisal basics
What is an insurance appraisal?
It is a process built into most property policies for settling a disagreement about the amount of a covered loss. Each side names an appraiser, the two appraisers pick an umpire, and an award signed by any two of the three sets the amount. It is an alternative to going to court over the numbers.
Who can start the appraisal process?
Under most policies, either the policyholder or the insurer can demand appraisal in writing once the two sides disagree on the amount of loss. Some policies add conditions, so read your appraisal clause before you send anything.
Does appraisal decide whether my damage is covered?
No. Appraisal decides how much the covered damage is worth, not whether the policy covers it. Coverage disputes are legal questions for the parties, their attorneys, or a court.
Is an appraisal award binding?
An award is generally treated as binding on the amount of loss. Courts usually set one aside only for serious problems such as fraud or a panel member who was not disinterested. The insurer still applies the deductible, limits, and other policy terms when paying.
What happens if the two appraisers agree?
If both appraisers agree on every item, they sign the award together and the umpire never has to decide anything. Many appraisals end this way once both sides compare the same measurements and photos.
Costs & fees
Who pays for the appraisers and the umpire?
Most policies say each side pays its own appraiser and the two sides split the umpire’s fee and other appraisal costs equally. Check your policy, because the wording varies.
How does North Dakota Insurance Appraiser charge?
We discuss fees before any engagement and put the arrangement in writing. Our fee structure is set up to keep us disinterested in the outcome, which is what most appraisal clauses require.
Is appraisal cheaper than a lawsuit?
It often costs less and moves faster than litigation because it focuses only on the amount of loss. Even so, it is not free, and on a small gap the cost may outweigh the benefit. We will tell you if the numbers do not seem to justify it.
Do I still pay my deductible after an award?
Usually yes. The award sets the amount of loss, and the insurer then applies your deductible, any non-recoverable depreciation, prior payments, and policy limits. Percentage wind and hail deductibles can make that subtraction larger than people expect.
Timing & deadlines
How long does an appraisal take?
Simple claims can wrap up in a few weeks, while larger or contested claims may take several months. Umpire involvement, winter inspection delays, and the volume of claims after a big storm all affect the timeline.
Does appraisal stop the clock on filing a lawsuit?
Not necessarily. Suit-limitation periods are set by your policy and state law, and appraisal may not pause them. Check your policy and ask a North Dakota attorney before you rely on any deadline.
How soon after a disagreement should I demand appraisal?
Read your policy for any time limits on making a demand. In general, it helps to act once you have a clear list of disputed items and amounts, rather than waiting until a deadline is near.
Can a winter loss be appraised before spring?
Often yes, especially interior damage from ice dams or frozen pipes. Roof inspections may need to wait for safe conditions, and the panel can agree in writing on how to handle that piece.
What if my repairs are already finished?
Appraisal can still proceed using invoices, photos, and the contractor’s records. It is harder to prove what was there once materials are gone, so save everything you can.
North Dakota specifics
Who regulates insurers in North Dakota?
The North Dakota Insurance Department, led by an elected Insurance Commissioner, oversees insurers and accepts consumer complaints. Filing a complaint is separate from appraisal and can run alongside it.
Is there a state FAIR plan or wind pool?
North Dakota does not have a FAIR plan or a state wind pool. Properties that are hard to insure through standard carriers often end up with surplus lines insurers, whose policies can read differently, so check the appraisal clause carefully.
Does my homeowners policy cover flooding from the Red River or the Souris?
Standard homeowners policies exclude flood. Flood coverage comes from a separate NFIP or private flood policy, which has its own claim rules. Losses like the 1997 and 2009 Red River floods and the 2011 Souris River flood in Minot showed how important that distinction is.
When is hail season in North Dakota?
Severe weather runs roughly May through August, with hail and straight-line wind the most common culprits. A single storm can produce thousands of claims in a few days, which strains adjusters and contractors alike.
Do you serve the whole state?
Yes. We work across all 53 North Dakota counties, from the Red River Valley to the Missouri River country and the western oil patch. Travel and local pricing are part of how we build an estimate.
Working with us
Are you a law firm or a public adjuster?
No. North Dakota Insurance Appraiser is an independent appraisal practice. We do not give legal advice or adjust claims on a contingency; if your problem is legal, we will suggest you speak with a North Dakota attorney.
Can you guarantee a higher payout?
No one can honestly promise an outcome in appraisal. What we can do is prepare a careful, documented estimate and present it clearly to the other appraiser and, if needed, the umpire.
What should I send you first?
Your full policy with the declarations page, the insurer’s estimate, any contractor bids, photos, and the claim correspondence. That lets us see quickly whether appraisal fits the dispute.
Do you serve as an umpire?
Yes, when both sides or a court ask us to and we have no conflict. As umpire we are neutral and do not represent either party.