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Not legal or insurance advice. Read your policy and any adjuster contract carefully. The Utah Insurance Department licenses adjusters and can answer questions about the rules.
A staff or independent insurance adjuster works for the insurance company. A public adjuster is licensed to work for you, the policyholder, documenting the loss and negotiating the claim, usually for a percentage of the payout. For a straightforward claim, most people do not need one. For a large, complicated or disputed water and mold claim, one can be worth the fee.
Who Works for Whom
| Adjuster | Works for | Paid by | Role |
|---|---|---|---|
| Staff adjuster | The insurance company | The insurer (salary) | Evaluates your claim under the policy |
| Independent adjuster | The insurance company, on contract | The insurer | Same role, used when insurers need extra help |
| Public adjuster | You, the policyholder | You, usually a percentage of the claim | Documents the loss and negotiates on your behalf |
What a Public Adjuster Actually Does
- Reads your policy, including mold sublimits, exclusions and endorsements.
- Documents the loss: measurements, moisture readings, photos and a detailed estimate.
- Prepares the claim and supporting paperwork.
- Negotiates with the insurer's adjuster and attends re-inspections.
- Tracks deadlines and the paperwork your policy requires after a loss.
They do not do the cleanup or the repairs. You still need a water damage or remediation company, and their moisture readings and drying logs are much of the evidence the claim rests on.
What a Public Adjuster Costs
Most public adjusters charge a percentage of the claim payment, commonly in the range of 10 to 15 percent nationally, though terms vary. Read the contract before signing: the percentage, whether it applies to money already offered before they were hired, how either side can cancel, and how disputes are handled. Make sure the adjuster holds a current Utah public adjuster license.
When It Is Worth It, and When It Is Not
Often worth considering
Large losses (whole finished basement, sewage, several rooms), a denial or lowball you believe is wrong, complicated policies with mold caps and backup endorsements, or no time to manage the claim yourself.
Usually not needed
Small, clear claims: one room, a burst pipe, a fair offer that matches your repair bids. A percentage fee can cost more than it gains.
How a Typical Water and Mold Claim Moves
| Stage | What happens | Your job |
|---|---|---|
| Day 1 | You report the loss; the insurer opens a claim | Photos, stop the water, start drying |
| First week | An adjuster inspects; drying is underway | Share readings and the contractor's scope |
| Estimate | The insurer writes its estimate | Compare it line by line with your bids |
| Negotiation | Differences are discussed; re-inspection if needed | Ask for decisions and reasons in writing |
| Payment | Payment, often in stages; mortgage company may be on the check | Keep invoices and track what is paid |
A public adjuster, if you hire one, steps in during the inspection and estimate stages; the cleanup and drying still have to happen on day one either way.
Questions to Ask Before You Hire One
- Are you licensed in Utah?Ask for the license number and check it with the Utah Insurance Department.
- What is your fee, exactly?Percentage, what it applies to, and any minimums.
- Have you handled water and mold claims like mine?Basement water, mold sublimits and backup endorsements are their own specialty.
- How do you work with my contractor?They should rely on the contractor's readings and scope, not replace them.
- How can I cancel?Know the terms before you sign.
Be cautious with anyone who shows up uninvited right after a loss, pressures you to sign that day, or promises a specific payout before reading your policy.
Handling It Yourself
Many homeowners handle their own claims well. Ask for every decision in writing, request the adjuster's estimate line by line, compare it with your contractor's scope, and ask for a re-inspection if something was missed. Our guide to Utah mold coverage and claims walks through the documentation step by step, and good sewage backup cleanup documentation matters even more on backup claims, where endorsements and limits apply.
Whatever route you take, start with written readings and photos; our Eagle Mountain basement mold and water inspection provides both, and you can see what remediation typically costs in the line-item mold removal pricing.
Frequently Asked Questions
What is the difference between a public adjuster and an insurance adjuster?
An insurance adjuster works for the insurance company. A public adjuster is licensed to represent you, the policyholder, and is paid by you, usually as a percentage of the claim.
How much does a public adjuster charge?
Usually a percentage of the claim payment, commonly around 10 to 15 percent nationally. Read the contract for exactly what the fee applies to.
Do I need a public adjuster for a mold claim?
Not for most small, clear claims. Consider one for large, complex or disputed water and mold losses.
Are public adjusters licensed in Utah?
Yes. Public adjusters must be licensed by the Utah Insurance Department. Ask for the license number and verify it.
Can I hire a public adjuster after the insurer already made an offer?
Usually yes. Ask whether their fee applies to the full payout or only to the amount above the existing offer, and get it in writing.
