Multi-Family & Apartment Complex Insurance Appraisal — Texas
Marshall Services provides IAUA CPAU-certified insurance appraisal and umpire services for multi-family and apartment complex claims across Texas. Apartment communities, condos and HOAs, duplexes and fourplexes, and student and senior housing generate some of the largest and most disputed property claims — multiple roofs and buildings, unit interiors, common areas, and significant RCV vs. ACV and depreciation disagreements. Marshall Smith documents entire portfolios with Xactimate estimating and FAA Part 107 drone inspections, building defensible valuations across every structure. Serving owners, operators, property managers, HOA boards, carriers, contractors, public adjusters, and attorneys in Texas, Louisiana, Oklahoma, Colorado, and California.
Frequently Asked Questions
Why are apartment and multi-family insurance claims so often disputed?
Multi-family losses involve a lot of moving parts, and that complexity creates room for disagreement. A single hailstorm can damage dozens of separate roof sections across multiple buildings, hundreds of HVAC condensers, common-area amenities, and unit interiors all at once. Carriers and policyholders frequently disagree on:
• How many roofs or buildings were actually damaged versus pre-existing wear • Whether full roof systems require replacement or spot repair • The cost of matching materials across an entire community • Depreciation applied to large RCV/ACV gaps
Because the dollar amounts are large, even a modest per-building disagreement compounds into a six- or seven-figure gap — which is exactly what the appraisal process is designed to resolve.
Does the appraisal clause apply to apartment complex and HOA policies?
Yes. Most commercial and habitational property policies covering apartment communities, condominium associations, and HOAs contain an appraisal clause — the same contractual mechanism found in residential policies. Either the property owner/association or the carrier can invoke it when there is a disagreement over the amount of loss. Each side appoints an independent appraiser, and a neutral umpire resolves any remaining differences. Appraisal settles the amount of loss; it does not decide coverage questions, which remain a legal matter.
How do you document hail or wind damage across an entire apartment community?
Large multi-building properties demand a systematic, building-by-building approach. Marshall Smith is an FAA Part 107 certified drone pilot, which makes it possible to safely capture high-resolution aerial imagery of every roof in a community — even steep, large, or hard-to-access sections — without putting crews on dozens of roofs. Each building is documented individually with photos, video, and measurements, then mapped to a detailed Xactimate estimate. This portfolio-style documentation produces a defensible, line-by-line record for every structure, which is critical when a claim spans multiple addresses and roof systems.
What's the difference between RCV and ACV, and why does it matter for apartment claims?
RCV (Replacement Cost Value) is what it costs to repair or replace the damage with new materials. ACV (Actual Cash Value) is RCV minus depreciation. On apartment and multi-family claims, the depreciation figure is often where the biggest disputes happen — because applying even a few extra percentage points of depreciation across many buildings can withhold enormous sums. A thorough appraisal scrutinizes the depreciation methodology, the age and condition of each roof system, and whether recoverable depreciation is being properly released, ensuring the owner receives the full benefit their policy provides.
Who do you work with on multi-family appraisal claims?
Marshall Services maintains strict impartiality and works with every party in the process, including:
• Apartment and multi-family property owners • REITs, operators, and asset managers • Property management companies • Condominium and HOA boards • Insurance carriers needing a qualified appraiser on a carrier-initiated or carrier-selected assignment • Roofing and restoration contractors • Public adjusters • First-party plaintiff and defense attorneys
The role we serve — party appraiser or neutral umpire — depends on the engagement, and we never serve in both capacities on the same claim.
What types of multi-family properties do you appraise?
We handle the full range of habitational and multi-family assets: garden-style and mid-rise apartment communities, condominium and HOA-governed buildings, duplexes and fourplexes, townhome developments, student housing, senior living and assisted-living communities, and mixed-use residential properties. From a single fourplex to a several-hundred-unit portfolio, we scale the inspection and Xactimate documentation to fit the size and complexity of the loss.
What does an appraisal for an apartment complex cost?
The cost depends on the number of buildings, roof systems, unit interiors, amenities, documentation volume, and overall complexity of the loss. Each side generally pays its own appraiser, and the parties typically share the neutral umpire's fee if an umpire is needed. Marshall Services can define the assignment and fee structure after reviewing the policy, claim documents, and property scope.
How long does an apartment insurance appraisal take?
It generally takes weeks to months, depending on the number of buildings, inspection access, document exchange, and whether the appraisers need a neutral umpire. A large apartment community or portfolio may take longer than a single-building loss because each structure and claimed component must be evaluated. Any appointment or response periods come from the applicable policy, so owners and managers should review its appraisal clause before planning around a particular schedule.
Do you handle apartment appraisal assignments outside Texas?
Yes. Marshall Services handles apartment and multi-family appraisal and umpire assignments in Texas, Louisiana, Oklahoma, Colorado, and California. Availability depends on the property's location, access requirements, and scheduling. Owners, property managers, asset managers, associations, carriers, and counsel can inquire about a single community or a portfolio within those service areas.