Almost every Nevada homeowners and commercial property policy contains an appraisal paragraph. Most people never read it until a claim stalls. Here is what it typically says and how each sentence plays out in practice.
“If we and you fail to agree on the amount of loss…”
This opening limits appraisal to disagreements about amount. If the insurer has denied the claim entirely or says a specific item isn’t covered, appraisal generally won’t resolve that part. Many claims involve both: the insurer accepts the roof but denies the interior, for example. The panel can value the covered part.
“…either may demand an appraisal of the loss.”
Most forms let either side start appraisal with a written demand. A few require both sides to agree. The demand should be clear and provable: identify the claim, state that you disagree on the amount and invoke the provision.
“Each party will choose a competent and impartial appraiser…”
Your appraiser should be qualified to value the loss and should not have a financial stake in the repair. Policies often give each side a set number of days, frequently 20, to name its appraiser.
“The two appraisers will choose an umpire.”
If the appraisers can’t agree on an umpire, most policies allow either side to ask a court to appoint one. In Nevada, that is typically the district court in the county where the property sits.
“A decision agreed to by any two will set the amount of loss.”
This is the binding part. Once two of the three sign, the amount is set. Payment then follows under the policy, less the deductible and prior payments.
What to do before you demand
- Get the insurer’s full line-item estimate.
- Get your own itemized estimate.
- Organize photos and correspondence by date.
- Find and calendar your policy’s suit-limitation date.
- Run the numbers with the claim gap & fee estimator.