Robert Mack · Licensed Florida Public Adjuster · Lic. #A161638 — in the insurance industry since 1991.
Commercial Insurance Appraisal & Mediation in Florida
When the carrier won’t pay what the loss is worth, the policy gives you a way to force the issue
Most commercial policies contain an appraisal clause, and Florida offers DFS mediation — two paths to break a valuation deadlock without litigation. But invoking appraisal, selecting a qualified appraiser, and framing the disputed scope are technical decisions that shape the outcome, and the carrier’s appraiser will press every advantage. We evaluate whether appraisal or mediation is the right lever for your dispute, then manage the process end to end to recover what the policy owes. That is exactly the gap we close.
Florida property insurance claims: the deadlines and the fee cap
- Notice of a claim
- Under Fla. Stat. §627.70132, a property insurance claim or reopened claim is barred unless notice was given to the insurer within 1 year after the date of loss. A supplemental claim is barred unless notice was given within 18 months after the date of loss. — Fla. Stat. §627.70132(2)
- Time to bring a court action
- An action for breach of a property insurance contract must be brought within 5 years, running from the date of loss. This is a separate clock from the notice deadline, and §627.70132(5) states that the notice statute does not affect it. — Fla. Stat. §95.11(2)(e)
- What a public adjuster may charge
- A public adjuster’s compensation is capped at 20 percent of the amount of insurance claim payments or settlements, exclusive of attorney fees and costs, paid to the insured by the insurer. For claims based on events that are the subject of a declaration of a state of emergency by the Governor the cap is 10 percent, and that limit applies to claims made during the year after the declaration of emergency. — Fla. Stat. §626.854(11)(b)
- Which deadline applies to you
- Which of these applies to your claim depends on your policy and your date of loss.
Public Loss Adjusters, LLC — Robert Mack, Florida public adjuster, Lic. #A161638. The review is free and carries no obligation. Call 352-353-4556.
When a disagreement arises over the value of a commercial property loss, Florida law allows both sides to resolve the dispute through appraisal or, if necessary, mediation. Public Loss Adjusters, LLC helps policyholders navigate these processes professionally — ensuring your rights are protected and your claim is supported by clear documentation.
What Is Appraisal?
Appraisal is a contractual process that determines the amount of loss when the insurer and policyholder cannot agree. Each party selects an appraiser, and those appraisers select an impartial umpire. Together, they review all documentation and render a binding decision on value.
Under §626.854 and §627.70131, Florida Statutes, we act as your advocate throughout the process, ensuring all communications, estimates, and exhibits are properly presented.
When We Recommend Appraisal
- Carrier’s estimate omits major repairs or uses inaccurate pricing.
- There is no dispute about coverage, only about value.
- Negotiations have stalled and mediation would delay resolution.
- You need an enforceable, binding result without filing suit.
How the Appraisal Process Works
- Demand — We send a formal written demand citing your policy’s appraisal clause.
- Selection — Each side chooses a licensed, experienced appraiser.
- Exchange of Estimates — Both parties present documentation and repair scopes.
- Umpire Review — If appraisers cannot agree, the umpire issues a binding decision.
- Payment — The carrier must issue payment per the signed award.
When Mediation Is Appropriate
In some cases, mediation is faster and less formal than appraisal. The Florida Department of Financial Services (DFS) offers mediation to resolve disputes without litigation. It’s often used when coverage, rather than value, is in dispute. We guide you through this process and coordinate with DFS-approved mediators to ensure proper documentation and representation.
Appraisal vs. Mediation — Quick Comparison
| Process | Purpose | Outcome |
|---|---|---|
| Appraisal | Determines value of loss | Binding award on amount owed |
| Mediation | Resolves disagreements about coverage or liability | Non-binding agreement or settlement |
⏰ Underpaid or closed out on a past commercial claim? Florida law may still give you a window.
Separate from the §627.70131 response deadlines, Fla. Stat. 627.70132 gives a policyholder a running window to reopen or supplement a property claim. The clock starts on the date of loss, not the day you discover the shortfall — so on older hurricane and water losses you may have far less time than you think.
Your policy’s own notice terms can be shorter, and every claim is different. Whether a past loss can still be reopened — and what the carrier left unpaid — is exactly what we assess. Call 352-353-4556.
General information about Florida claim deadlines under Fla. Stat. 627.70132, not legal advice. Windows run from the date of loss and vary by claim and policy; your policy’s prompt-notice terms may be shorter — contact us to confirm specific deadlines.
Questions we get about appraisal and mediation claims
The insurer has invoked appraisal. Is that good or bad for us?
It depends entirely on what is in dispute and how well your side of it is prepared, and that is a judgement call, not a rule. Going into it unprepared is where the damage usually gets done. That is worth a phone call before it is settled: 352-353-4556.
Is mediation just a way of getting us to accept less?
It can end that way when one side arrives better prepared than the other. Whether it is the right route for your claim depends on the facts and the policy. Call 352-353-4556 and we will tell you.
The insurer’s adjuster has already been out. Is it too late to get help?
Usually not, and this is the most common reason people wait too long. An adjuster having visited is not the same as the loss having been fully described, and what was written down that day tends to become the version of events everyone argues from afterwards. Whether anything can still be done depends on your policy and where the claim has got to. Call 352-353-4556 and we will tell you.
Our contractor’s number and the insurer’s number are a long way apart. Which one is right?
Neither, on its own. They are answers to two different questions, priced off different assumptions, and the gap between them is not usually about arithmetic. Working out which parts of that gap are arguable is the job, and it is not something to guess at from a spreadsheet. One call is how you find out: 352-353-4556.
What does this cost us?
The review costs nothing and carries no obligation. If we take the claim, the fee is a percentage of the claim payment and is capped by Fla. Stat. 626.854 — 20% ordinarily, and 10% for a claim arising from a declared state of emergency within the first year. No recovery, no fee. Call 352-353-4556 and we will tell you.
All commercial property damage · Hotel & hospitality · Office · Multi-family · Condo/HOA · Business interruption · Water · Fire · Appraisal & mediation
Notice: This page provides general information for Florida policyholders and does not constitute legal advice. Public Loss Adjusters, LLC, License A161638. Consistent with §626.854 and timelines under §627.70131, Florida Statutes. Supporting documentation and exhibits are provided under separate cover upon request. Please confirm receipt in writing.
Talk to a Florida Public Adjuster
Public Loss Adjusters, LLC (License A161638). Statute-compliant representation under §626.854 and §627.70131, Florida Statutes.
PO Box 560404, Montverde, FL 34756 • 352-353-4556 • rmack@placlaim.com
Supporting documentation provided under separate cover upon request. Please confirm receipt in writing.
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