Commercial Property Insurance Appraisal — Texas
Marshall Services provides independent, IAUA CPAU-certified commercial property insurance appraisal and umpire services across Texas. We handle high-value, complex commercial claims for office buildings, retail centers, industrial and warehouse facilities, hospitality, and mixed-use properties. Commercial losses involve large roof systems (TPO, EPDM, modified bitumen), ordinance and law/code-upgrade considerations, and substantial dollar gaps between carrier estimates and actual repair cost. Marshall Smith uses Xactimate estimating and FAA Part 107 drone inspections to document large commercial roofs and structures. Serving building owners, carriers, property managers, contractors, public adjusters, and attorneys throughout Texas, Louisiana, Oklahoma, Colorado, and California.
Frequently Asked Questions
How does the appraisal clause work on a commercial property policy?
Nearly every commercial property policy contains an appraisal provision that lets either the insured or the carrier resolve a dispute over the amount of loss without litigation. Each side appoints a competent, independent appraiser; those two appraisers then select a neutral umpire. An agreement between any two of the three — the two appraisers, or one appraiser and the umpire — sets the binding amount of loss.
It is important to understand the scope: appraisal decides how much the damage costs to repair or replace, not whether a peril is covered. Coverage questions, exclusions, and policy interpretation remain with the carrier, counsel, or the courts.
Why are commercial property claims larger and more complex than residential claims?
Commercial losses involve far more moving parts than a single-family home. A typical commercial appraisal has to account for:
• Large, low-slope roof systems (TPO, EPDM, modified bitumen, built-up) measured in tens of thousands of square feet • Ordinance or law / code-upgrade exposure when repairs trigger current building, energy, and fire codes • Complex MEP systems — rooftop HVAC units, refrigeration, electrical, fire suppression, and elevators • Specialized finishes, tenant improvements, and signage • The broader business-interruption context that often runs parallel to the property valuation
Because the dollar amounts are high and the building systems are technical, small disagreements over scope or unit pricing translate into very large gaps between the insured's number and the carrier's number.
What types of commercial buildings does Marshall Services appraise?
We handle the full range of commercial property, including:
• Office buildings and professional/medical office condos • Retail centers, strip malls, and standalone storefronts • Industrial, manufacturing, and flex buildings • Warehouses and distribution centers • Hospitality — hotels, motels, and event venues • Mixed-use developments and multi-tenant properties
Whether the loss is a single building or a multi-property portfolio, we scope every covered component and document it thoroughly.
How do Xactimate and drone documentation strengthen a commercial appraisal?
On a large commercial roof, the difference between a defensible number and a guess is documentation. We prepare line-by-line estimates in Xactimate — the same estimating platform carriers use — with current regional pricing, so our scope speaks the insurer's language and holds up under scrutiny.
FAA Part 107 drone inspections let us capture high-resolution aerial imagery and repeatable measurements across an entire roof field that would be unsafe or impractical to walk. That evidence pins down storm damage, membrane condition, flashing and parapet issues, and rooftop equipment damage — turning subjective debate into measurable, photo-supported fact.
Who can engage Marshall Services on a commercial claim?
We work with every party in the process and hold the same impartial standard regardless of who retains us:
• Building owners and investors • Insurance carriers and TPAs needing a qualified appraiser on a carrier-initiated or carrier-selected assignment • Property managers and asset managers • General contractors and commercial roofing contractors • Public adjusters representing the insured • Attorneys handling first-party property disputes
Marshall Smith holds the CPAU (Certified Property Appraiser & Umpire) designation through the IAUA and can serve as a party appraiser or a neutral umpire — but never both on the same claim.
How long does a commercial property appraisal take and what does it cost?
Most commercial appraisals resolve within 90 to 120 days of the demand, though larger or multi-building losses can run longer depending on roof access, document exchange, and how quickly the carrier appoints its appraiser. Each side pays its own appraiser; if a neutral umpire is needed, that fee is typically shared equally.
Relative to the size of a commercial claim — and the cost and delay of litigation — appraisal is usually the fastest, most cost-effective path to a fair, binding amount of loss.
When should a commercial property owner invoke the appraisal clause?
Consider invoking appraisal after the carrier has made a coverage decision and the remaining disagreement concerns the amount of loss. For a building owner, property manager, or asset manager, that may be when competing scopes or repair estimates cannot be reconciled through ordinary claim discussions. Appraisal does not decide coverage, exclusions, or policy interpretation, so those issues may require a different path. Your policy governs when and how appraisal may be demanded.
Do you handle commercial property appraisals outside Texas?
Yes. Marshall Services handles commercial property appraisal and umpire assignments in Texas, Louisiana, Oklahoma, Colorado, and California. The practical scope of an assignment depends on the property's location, the inspection needs, and scheduling. Building owners, property managers, asset managers, carriers, and counsel can ask about availability for a single commercial building or a portfolio within those service areas.