What the appraisal clause in a Maryland policy does
Most homeowners, condo, landlord and commercial property policies sold in Maryland contain an appraisal provision. When you and the insurer agree that a loss is covered but can’t agree on what it costs to repair or replace, either side can demand appraisal in writing. Each side then names its own competent, disinterested appraiser, the two appraisers select an umpire, and an award signed by any two of the three sets the amount of loss. The wording differs between carriers and policy forms, so the first thing we do is read yours rather than assume.
Appraisal is not a lawsuit, and it is not another round of back-and-forth with the desk adjuster. It is a valuation process. It works best when the argument is about measurements, unit pricing, the scope of repair, matching of finishes, or whether a general contractor’s overhead and profit belongs in the number. It does not decide whether the policy covers the damage in the first place.
From written demand to signed award
Every file moves at its own pace, but the sequence below is typical for a disputed claim in Baltimore County, Prince George’s County, the Eastern Shore or anywhere else in the state.
- Policy and file review. We read the appraisal language, the declarations page, the carrier’s estimate and any partial-denial letters before you commit to anything.
- Demand and appointment. You or the insurer send the written demand, and you name us as your appraiser within the time the policy sets – commonly 20 days.
- Inspection and estimate. We inspect the property, record measurements and damage, and prepare an independent line-item estimate.
- Umpire selection. The two appraisers try to agree on a neutral umpire. If they can’t, the policy usually allows either side to ask a court to appoint one.
- Exchange and discussion. The appraisers compare estimates line by line and resolve what they can between themselves.
- Award. Items still in dispute go to the umpire, and the signed award fixes the amount of loss for each item submitted.
Our claim timeline planner helps you lay those steps against your policy’s deadlines and any repair schedule you are working toward.
What an appointed appraiser brings to the panel
As your appraiser, Maryland Insurance Appraiser prepares the valuation and supports it on the merits. In practice that means:
- measured roof, wall and floor quantities instead of rounded allowances;
- pricing that reflects the local market, which is not the same in Garrett County as it is in Montgomery County;
- documented support for code-required work, matching of discontinued materials and contractor overhead and profit where the job calls for them;
- a clear split between replacement cost and actual cash value, so any recoverable depreciation is visible;
- photos, notes and pricing sources the umpire can actually follow.
Policies require appraisers to be competent and disinterested. Before we accept an appointment we check for relationships with the carrier, the adjusting firm or the property that could raise a question, and we disclose anything relevant.
When appraisal may not be the right move
If the insurer has denied the entire claim, appraisal usually cannot help on its own, because there is no agreed covered loss to put a value on. The same is true when the real dispute is about what a policy term means. Our guide on choosing between an MIA complaint and appraisal walks through that decision in plain language.
Timing matters too. Maryland’s general contract limitations period is three years, but appraisal can take months and the date the clock starts can be disputed. If a deadline is getting close, talk to a Maryland attorney before relying on the appraisal timetable. Once you are confident the dispute is about money, the appraisal readiness checklist shows the documents a panel will expect to see.
Questions about appraisal demand representation
Who can demand appraisal on a Maryland property claim?
Under most policy wording, either the policyholder or the insurer can make a written demand for appraisal once both agree the loss is covered but disagree on its amount. Check the exact clause in your policy, because some forms add conditions.
Does an appraisal award settle whether my damage is covered?
No. The panel sets the amount of loss; coverage questions remain with the insurer and, if needed, the Maryland Insurance Administration or the courts. Ask a Maryland attorney about coverage disputes.
How long does appraisal usually take in Maryland?
It depends on the size of the loss, how quickly an umpire is chosen and how far apart the estimates are. Simple residential files can wrap up in weeks, while larger or contested ones can run several months.