Somewhere in the conditions section of your Utah homeowners policy, usually after the loss-payment and before the suit provisions, there’s a paragraph titled “Appraisal.” Most people never read it until a claim goes sideways. Here’s what it typically says and how it plays out.
The trigger: a disagreement on the amount
The clause applies when you and the insurer “fail to agree on the amount of loss.” That phrase matters. Appraisal resolves disputes about cost and scope. It doesn’t resolve whether a loss is covered. If the insurer says hail damage is just wear and tear, that’s often a causation or coverage question, though appraisers may be asked to address how much damage a storm caused, depending on the policy and the facts.
The demand
Either side can demand appraisal in writing. A good demand identifies the claim number, states the disagreement, invokes the appraisal condition and names your appraiser. Keep proof of delivery.
The panel
Each party chooses a competent and impartial appraiser, typically within a set number of days. The two appraisers then select an umpire. If they can’t agree, many policies let either party ask a court of record in the county where the property is located to appoint one.
The process
The appraisers each value the loss, then compare numbers line by line. Items they agree on are settled. Items they don’t agree on go to the umpire. An award signed by any two of the three sets the amount of loss.
What it costs
Each side pays its own appraiser. Umpire costs are usually shared equally. Ask for fee terms in writing before you hire anyone.
What the award doesn’t do
- It doesn’t decide coverage.
- It doesn’t address how the claim was handled.
- It doesn’t change policy limits or deductibles.