{"id":899303,"date":"2021-11-03T14:20:15","date_gmt":"2021-11-03T20:20:15","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=899303"},"modified":"2021-11-03T14:20:17","modified_gmt":"2021-11-03T20:20:17","slug":"appraisals-florida-appraisers","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/appraisals-florida-appraisers\/","title":{"rendered":"The Continued Question Of Disinterested Appraisers For Florida Appraisals"},"content":{"rendered":"\n<p>William Collum and Michael Rainey | <a href=\"https:\/\/www.butler.legal\/the-continued-question-of-disinterested-appraisers-for-florida-appraisals\/\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">Butler Weihmuller Katz Craig<\/a><\/p>\n\n\n\n<p>In most circumstances involving an insurer\u2019s extension of coverage for a property loss, an <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/florida-federal-court-allows-insurer-invoke-appraisal-provision-despite-pending-lawsuit-insurer\/\" target=\"_blank\" rel=\"noreferrer noopener\">appraisal provision<\/a> in an insurance policy provides an insured and an insurer a mechanism by which to resolve disagreements regarding the amount owed for that loss. If invoked, each party appoints an <a href=\"http:\/\/www.adviseandconsult.net\/experts.php\" target=\"_blank\" rel=\"noreferrer noopener\">appraiser<\/a>, the individual to act as a representative of that party for the appraisal.<\/p>\n\n\n\n<p>While most, if not all, policies require a \u201ccompetent\u201d appraiser, some policies also require appointment of a \u201cdisinterested\u201d appraiser. If an insured appoints a public adjuster with whom the insured has a contingency fee agreement, can that contingent-fee public adjuster serve as a \u201cdisinterested\u201d appraiser where that person\u2019s fee is contingent on the outcome of the appraisal?<\/p>\n\n\n\n<p>Until recently, the Florida Supreme Court was poised to hear and resolve this unsettled question upon which the Florida\u2019s appellate courts have disagreed. However, with the Florida Supreme Court\u2019s unanimous October 18, 2021 order discharging jurisdiction for review of&nbsp;<em>State Farm Florida Insurance Company v. Sanders<\/em>, 45 Fla. L. Weekly D870 (Fla. 3d DCA Apr. 15, 2020), the Court chose not to resolve this conflict.<\/p>\n\n\n\n<p>Consequently, this \u201cdisinterested\u201d appraiser issue remains unresolved for singular application statewide. This overview outlines the current postures of Florida\u2019s appellate districts and their respective judicial circuits on this issue, addressing the Florida jurisdictions where a court: 1) will permit a contingent-fee public adjuster to serve as a \u201cdisinterested\u201d appraiser, 2) should prohibit it under existing case law, and 3) might go either way on the issue.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Courts that prohibit financially-interested individuals from serving as \u201cdisinterested\u201d appraisers<\/h2>\n\n\n\n<p>Three of Florida\u2019s five appellate districts have expressed prohibitions in some form or another against parties with financial interests and\/or fiduciary duties from serving as a \u201cdisinterested appraiser.\u201d Those districts, their respective judicial circuits and counties, district-specific nuances, and relevant case law are as follows:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><tbody><tr><td><strong>DCA<\/strong><\/td><td><strong>Circuits\/Counties<\/strong><\/td><td><strong>Rule &amp; Case Law<\/strong><\/td><\/tr><tr><td>2nd DCA<\/td><td>6th Judicial Circuit\u276f Pinellas\u276f Pasco10th Judicial Circuit\u276f Hardee\u276f Highlands\u276f Polk12th Judicial Circuit\u276f Desoto\u276f Manatee\u276f Sarasota13th Judicial Circuit\u276f Hillsborough20th Judicial Circuit\u276f Charlotte\u276f Collier\u276f Glades\u276f Hendry\u276f Lee<\/td><td>A public adjuster who has a contingency interest in an insured\u2019s appraisal award or represents an insured in an appraisal process is not a \u201cdisinterested appraiser\u201d under an insurance policy\u2019s appraisal provision requiring parties to select \u201cdisinterested\u201d appraisers.&nbsp;<em>State Farm Fla. Ins. Co. v. Parrish<\/em>, 312 So. 3d 145 (Fla. 2d DCA 2021)<\/td><\/tr><tr><td>4th DCA<\/td><td>15th Judicial Circuit\u276f Palm Beach17th Judicial Circuit\u276f Broward19th Judicial Circuit\u276f Indian River\u276f Martin\u276f Okeechobee\u276f St. Lucie<\/td><td>A pubic adjuster who holds a contingency interest of an insured\u2019s ultimate recovery, inspects the property and submits the claim to the insurance company, and who then names himself as the insured\u2019s appraiser for the purposes of appraisal, cannot be \u201cdisinterested\u201d and therefore cannot serve as the \u201cdisinterested appraiser\u201d for the insured.&nbsp;<em>State Farm Fla. Ins. Co. v. Valenti<\/em>, 285 So. 3d 958 (Fla. 4th DCA 2019).Of note, the&nbsp;<em>Valenti<\/em>&nbsp;court stopped short of concluding that,&nbsp;<em>as a matter of law<\/em>, a contingency agreement in an insured\u2019s recovery precludes a public adjuster from serving as a \u201cdisinterested appraiser.\u201d Instead, the current precedent within the district establishes a more narrow approach in which the facts of the case, in addition to the existence of a contingency agreement, establish whether a public adjuster can serve as a \u201cdisinterested appraiser\u201d.<\/td><\/tr><tr><td>5th DCA<\/td><td>5th Judicial Circuit\u276f Citrus\u276f Hernando\u276f Lake\u276f Marion\u276f Sumter7th Judicial Circuit\u276f Flagler\u276f Putnam\u276f St. Johns\u276f Volusia9th Judicial Circuit\u276f Orange\u276f Osceola18th Judicial Circuit\u276f Brevard\u276f Seminole<\/td><td>Attorneys may not serve as their clients\u2019 \u201cdisinterested appraisers\u201d for the purposes of appraisal.&nbsp;<em>Fla. Ins. Guaranty Ass\u2019n v. Hanse<\/em>, 150 So. 3d 1272, 1273 (Fla. 5th DCA 2014);&nbsp;<em>Fla. Ins. Guaranty Association v. Branco<\/em>, 148 So. 3d 488 (Fla. 5th DCA 2014).If an appraiser is entitled to a percentage of the recovery from an insured\u2019s claim, the appraiser cannot serve as the insured\u2019s \u201cdisinterested appraiser\u201d.&nbsp;<em>State Farm Florida Insurance Company v. Crispin<\/em>, 290 So.3d 150, 152 (Fla. 5th DCA 2020)<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<h2 class=\"wp-block-heading\">Courts that permit financially-interested individuals to serve as \u201cdisinterested\u201d appraisers<\/h2>\n\n\n\n<p>At present, only one of Florida\u2019s five appellate districts permits individuals with financial interests to serve as a \u201cdisinterested appraiser\u201d:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><tbody><tr><td><strong>DCA<\/strong><\/td><td><strong>Circuits\/Counties<\/strong><\/td><td><strong>Rule &amp; Case Law<\/strong><\/td><\/tr><tr><td>3rd DCA<\/td><td>11th Judicial Circuit\u276f Miami-Dade16th Judicial Circuit\u276f Monroe<\/td><td>Direct or indirect financial or personal interest in the outcome of an appraisal does&nbsp;<strong>not<\/strong>&nbsp;disqualify an individual from serving as a \u201cdisinterested appraiser.\u201d If the appraiser\u2019s interest is disclosed, it is acceptable for the appraiser to participate in the appraisal process.&nbsp;<em>Brickell Harbour Condo. Ass\u2019n, Inc. v. Hamilton Specialty Ins. Com.<\/em>, 256 So. 3d 245, 249 (Fla. 3d DCA 2018) (applying the court\u2019s prior rulings in&nbsp;<em>Rios v. Tri-State Ins. Co.<\/em>, 714 So.2d 547 (Fla. 3d DCA 1998) and&nbsp;<em>Galvis v. Allstate Ins. Co.<\/em>, 721 So. 2d 421 (Fla. 3d DCA 1998));&nbsp;<em>State Farm Fla. Ins. Co. v. Sanders<\/em>, 45 Fla. L. Weekly D870, 2020 WL 1870776 (Fla. 3d DCA Apr. 15, 2020),&nbsp;<em>review granted<\/em>, SC20-596, 2020 WL 5946343 (Fla. Oct. 7, 2020),&nbsp;<em>and case dismissed<\/em>, SC20-596, 2021 WL 4824155 (Fla. Oct. 18, 2021).The rule presently in effect in this district originates from the Third District\u2019s opinion in&nbsp;<em>Rios<\/em>, which addressed whether policy language requiring an \u201cindependent\u201d appraiser precluded an individual with a contingency interest in an appraisal outcome from serving as a party\u2019s appraiser. The Third District, in looking to the dictionary definition of \u201cindependent\u201d, held that the policy language only required that an appraiser be&nbsp;<em>unaffiliated<\/em>&nbsp;with the appointing party.With regard to the question of whether the type of compensation an appraiser receives (e.g., contingency interest) precludes a party from serving as an appraiser, the court determined that it did not, its rationale being the Code of Ethics for Arbitrators in Commercial Disputes, promulgated jointly by the American Arbitration Association and American Bar Association, in effect at the time. This \u201cCode of Ethics\u201d at the time required that any direct or indirect financial or personal interest in the outcome of the [appraisal] be disclosed. The court further reasoned that any partiality on the part of any party appraisers could be offset by \u201ca competent, impartial umpire\u201d appointed by the party-designated appraisers.The Code Ethics has been revised since the Third District\u2019s&nbsp;<em>Rios&nbsp;<\/em>and&nbsp;<em>Galvis<\/em>&nbsp;decisions. The revised version, effective March 1, 2004, adopted by the American Arbitration Association and the American Bar Association, establishes a presumption of neutrality and impartiality for&nbsp;<em>all&nbsp;<\/em>[appraisers], including party-appointed [appraisers]. This revision was highlighted by the Fifth District, using it as a basis for its opinion in&nbsp;<em>Branco<\/em>, which in turn helped shaped the Second and Fourth District\u2019s holdings.The Third District recognized its decisions in&nbsp;<em>Rios<\/em>&nbsp;and&nbsp;<em>Gavis&nbsp;<\/em>have been undermined by the revision of the Code of Ethics combined with decisions by Florida\u2019s other appellate districts. However, the Third District in&nbsp;<em>Sanders&nbsp;<\/em>reasoned that, until the issue of disinterested appraisers comes before the Third DCA on appeal of a final judgment, rather than through a petition for writ of certiorari (which is reviewed differently by an appellate court), the decisions of&nbsp;<em>Rios&nbsp;<\/em>and&nbsp;<em>Gavis&nbsp;<\/em>will remain the controlling law within the Third District and its judicial circuits. This commentary in&nbsp;<em>Sanders<\/em>, however, provides an argument that, on an appeal of a final judgment, the Third District may end up receding from its prior decisions and joining the weight of authority holding that a financially-interested individual cannot serve as a \u201cdisinterested\u201d appraiser.<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<h2 class=\"wp-block-heading\">Courts that have not directly resolved whether financially-interested individuals may serve as \u201cdisinterested\u201d appraisers<\/h2>\n\n\n\n<p>Currently, only the First District has not resolved by written opinion whether an individual with a financial interest in an insured\u2019s recovery may serve as a \u201cdisinterested appraiser\u201d for the appraisal. The First District, stretched across the Florida panhandle, contains the following judicial circuits and counties:&nbsp;<img decoding=\"async\" src=\"https:\/\/jdsupra-html-images.s3-us-west-1.amazonaws.com\/d60dc93b-15cc-47de-8c3e-a51edb89530b-Capture.jpg\"><\/p>\n\n\n\n<p>Given the prohibitions in effect in the Second, Fourth, and Fifth Districts and the recent recognition by the Third District that its prior decisions and reasoning has been undermined, courts within the First District may agree that a financially-interested individual cannot serve as an insured\u2019s \u201cdisinterested\u201d appraiser.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>William Collum and Michael Rainey | Butler Weihmuller Katz Craig In most circumstances involving an insurer\u2019s extension of coverage for a property loss, an appraisal provision in an insurance policy provides an insured and an insurer a mechanism by which to resolve disagreements regarding the amount owed for that loss. If invoked, each party appoints&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/appraisals-florida-appraisers\/\">Continue reading <span class=\"screen-reader-text\">The Continued Question Of Disinterested Appraisers For Florida Appraisals<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[10235],"tags":[9895,94,351],"class_list":["post-899303","post","type-post","status-publish","format-standard","hentry","category-insurance-appraisal","tag-advise-consult","tag-florida","tag-insurance-appraisals","entry"],"jetpack_publicize_connections":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.0 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>The Continued Question Of Disinterested Appraisers For Florida Appraisals - Advise &amp; 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