Why commercial appraisals need a different approach
A homeowner's dispute is usually about one roof and a few rooms. A commercial dispute may involve a built-up or TPO roof system, rooftop HVAC units, electrical and fire-suppression systems, multiple tenant spaces with different finish levels, business personal property and, in some policies, loss of rents or business income. Each of those items may have its own valuation basis (replacement cost, actual cash value, functional replacement) and its own documentation trail.
The carrier's appraiser will have a large-loss background and will arrive with a detailed estimate. Yours should too. Our work on a commercial file begins with the policy forms and endorsements, so the estimate we bring to the appraiser conference is priced on the basis the policy actually uses.
Commercial losses we handle
- Roof systems: hail and wind damage to TPO, modified bitumen, metal and built-up roofs; the repair-versus-replace argument and manufacturer warranty considerations.
- Rooftop equipment: HVAC condensers, coils and fins after hail; electrical and control damage after lightning or water intrusion.
- Interior build-out: tenant finishes, ceilings, flooring and millwork after water or fire.
- Business personal property: inventory, furniture, fixtures and equipment schedules.
- Multifamily: unit-by-unit scope on apartment and condominium association claims.
- Churches, schools and nonprofits: large simple-span roofs, specialty finishes and contents.
The new mandatory appraisal rules in 28 TAC ยงยง5.9800-5.9806 apply to personal auto and residential policies only. Commercial policies are expressly excluded, so a commercial appraisal runs on the clause actually printed in your policy. Read it carefully: deadlines, umpire selection and cost-sharing vary by carrier and form.
What you can expect from us
- A written engagement letter with a flat or hourly fee quoted before you appoint us. We do not take a percentage of the award.
- Independent inspection and a complete, line-item estimate priced to the policy's valuation basis.
- Direct, professional dealings with the carrier's appraiser and, where needed, a clear written submission to the umpire.
- Prompt communication with you and your counsel, if you have retained one, at each step.
If the carrier is disputing coverage rather than amount, or if the claim has already been placed in litigation, appraisal may still be available but the timing is constrained. Call us before you send a demand so we can review the clause and the procedural posture together.
Joseph DittmanAppraiser and licensed Texas public adjuster (Texas public adjuster license #3356839). Joseph serves as policyholder-appointed appraiser and as umpire on property losses across Texas. About