When we hear the word "appraisal", we automatically think of buying a house. But that is not the only time appraisals should be done on a home. In most home insurance policies, there is an appraisal clause that most people don't know about. This special clause can be your saving grace when you go to make a home insurance claim.

You see, insurance companies are out to make money. The more money they pay you to repair or replace damage to your home, the less money they keep. There's nothing wrong with that. That's how business works. We're not saying that all insurance companies are evil thieves. But they, and their adjusters, are paid to try to keep as much of their money(that you and other policyholders paid them) as possible. So when you file a claim and the insurance company pays for an adjuster to come out and evaluate the situation, whose best interest do you think they have in mind? The person they've never met before, or the company who pays them? These insurance adjusters aren't all bad either. But unfortunately, it's a natural tendency to error toward the side of the entity that pays your salary. That being said, what can be done to balance things out back in your favor?

This is where the aforementioned appraisal clause comes into play. Most insurance policies allow for the policyholder to challenge the insurance adjuster's findings, and hire a third party licensed appraiser to come and assess the situation. If the property owner chooses to do so, the insurance company can hire a third party appraiser as well, and then the two meet and usually agree on a proper assessment. Seems fair, right?

In comparison to the added amount most get on their claim, the cost of hiring an appraiser is minimal. And lucky for you, we at Blue Raccoon do free consultations. We pride ourselves on being honest straight shooters, so we'll tell you whether or not challenging the insurance company with an appraisal makes sense for you.

​Here's what an appraisal clause may look like in your policy:
APPRAISAL - If you and we fail to agree on the amount of loss, either party can demand that the amount of the loss be set by Appraisal. If either party makes a written demand for Appraisal, each party shall select a competent, disinterested Appraiser. Each party shall notify the other of the Appraiser’s identity within 20 days of receipt of the written demand. The two Appraisers shall then select a competent, impartial Umpire. If the two Appraisers are unable to agree upon an Umpire within 15 days, you or we can ask a judge of a court of record in the state where the residence premises is located to select an Umpire. The Appraisers shall then set the amount of the loss. If the Appraisers submit a written report of an agreement to us, the amount agreed upon shall be the amount of loss. If the Appraisers fail to agree within a reasonable time, they shall submit their differences to the Umpire. Written agreement signed by any two of these three shall set the amount of the loss. Each Appraiser shall be paid by the party selecting that Appraiser. Other expenses of the Appraisal and the compensation of the Umpire shall be paid equally by you and us.

​If you think this might be an option for you and your situation, give us a call. You have nothing to lose. Though we are based in Denver, Colorado, we do work in many states across the Mountain and Mid West.

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One of the definitions that Webster Dictionary gives for Freedom: the absence of necessity, coercion, or constraint in choice or action. When you file an insurance claim and the insurance company sends out their choice of adjuster, and chooses how much (if any) they are going to compensate you for your claim, and then chooses how long they will take to process the claim. 

But where is your choice in all of this? That's why so many homeowners feel stressed when they have to make an insurance claim. You are concerned about damage to your home and property, and more importantly how this affects your family and future wellbeing. All of these most important things are in jeopardy, and many times your insurance company tells you to be quiet, and accept what they decide. That doesn't sound much like freedom. Aren't you, as the property owner, the one paying them to assume the risk of property damage and take care of it fully when it does happen?


Public Adjusters exist because of the inherent conflict of interest that exists when one person or entity attempts to represent two sides of a financial transaction. It's not saying that all insurance companies are bad, but that conflict of interest is just how the insurance industry works. The added expertise a public adjuster gives you brings with it a peace of mind. Yes, you'll likely receive a higher settlement, but you'll also be more in control of the situation. That's why it's so important to have a professional expert on your side who can not only be your advocate, but inform you of all your choices so that you can do what's best for you and your family. Isn't that what freedom and living in this great country is all about?


If you have any further questions, please contact us for a free consultation and property inspection.

Yesterday, June 3rd, 2015, the southern part of the Denver Metro Area was hit by a widespread hailstorm. Everywhere from Aurora to Centennial down to Louviers over to Parker and continuing southeast on to Ponderosa Park and Elizabeth and everywhere in between experienced hail.

Large hailstorms are not a new thing to Colorado Natives. Hail and the damage that comes with chunks of ice falling thousands of feet is just a part of life from late Spring to early Fall. It's how you handle the damage that makes all the difference. 

The worst thing you could do is nothing. Inaction causes the most problems with property damage over the short and long term. Many people think that because they can't see any noticeable roof damage from the ground and don't see any water damage from the inside, that all is well. This is almost always not the case. Many times the angle and distance from which you are looking at the roof on the ground prohibits you from properly seeing the hail and wind damage. Also, sometimes small leaks take days, weeks, or even months depending on size of the leak and the amount of rain, to manifest themselves inside the home. Any amount of roof damage is serious, and will inevitably get worse with further weather and time. The longer you wait, the more red tape you will have to go through when filing an insurance claim. That being said, it's never too late to file a claim, so feel free to have us inspect your home for free no matter how long it's been since the initial damage occurred.

The second worst thing you could do is to blindly accept it when your insurance company adjuster tells you that there is no damage that warrants any repairs or roof replacement. Especially if any homes in your neighborhood are getting repairs and replaced roofs, it is crucial to get a second opinion from a public adjuster. There are specific state and county regulations on roof damage and what the insurance companies must cover. We are experts in these local and Colorado roof regulations, and always hold the insurance companies accountable.

Remember, it never hurts to ask us to do a free roof inspection. We also inspect the other parts of your home for damage as well to make sure that any damage to siding, gutters, windows, paint, and any other part of the house is completely repaired and restored. As always, we work for you, not the insurance company.

Unless you're a trained insurance professional, most homeowners are at a disadvantage when they go to make a property damage claim. Off the bat you're looking a process that could last months or more, and require an amount of paperwork that could put congress to shame; and that's if you know what you're doing. If you aren't knowledgeable about the process, usually the only thing that gets smaller is the check you get from the insurance company. 

It is because of these reasons that public adjusters exist. It's a way for us to check the insurance company and give you an expert advocate. Our purpose, as public adjusters, is to level the playing field and do everything we can to ensure the property owner gets compensated and treated fairly throughout the entire claims process.

Unfortunately, not enough people know that public adjusters exist. If you turn on the TV any given day, chances are that you won't have to wait too long before you see an insurance commercial. But you could watch a lifetime of TV and not ever hear about a public insurance adjuster and how they really are the ones who are "on your side". That's simply due to the fact that public adjuster companies tend to be smaller, and you don't make TV commercial type money helping the little guys. But that's ok! We don't just do this for the money. Otherwise we'd be working for one of the big insurance companies. We have a passion for helping people and making things right!

One of the reasons we started this blog is to help get the word out that home and property owners don't have to feel overwhelmed and alone when going through the process of an insurance claim. There is someone just a phone call away that can take away much of the stress from what is probably already a tough situation. Because we work for you, and not the insurance company. That means we fight for you and give you expert advice every step of the way.

As part of our blog this year, we will have a series secret tips to help property owners know what to do when a insurance claim needs to be filed. We look forward to shedding some light on to some difficult situations, and offering our help wherever we can. We hope you have a great 2015 and that you'll let us help you if the need ever arises. From all of us at Blue Raccoon, thanks!

Last year we published a blog post about how to prevent your pipes from freezing during the cold times we experience in the Denver, Colorado area. This year we're going to go into detail on what to do if your pipes do unfortunately freeze.

First, you need to locate the frozen area of pipe. Hopefully there is just one place where the pipe has ice in it. To do so, test all your faucets in the house to see which are working and which are not. Leave all faucets slightly open to allow a trickle of water. This can prevent further freezing. Leave any blocked faucets open as well. This can help decrease pressure inside the pipe to hopefully prevent further pipe expanding or splitting. If one faucet is working and another is not, then the freeze is likely in the pipe between the two. Many homes have pipes in the external wall as well, so check those as they are likely problem areas. If you have been able to narrow down the area of plumbing that is giving you the cold shoulder, then look for the ways to access that pipe without tearing into any walls. These are some problem areas to check: 

• Pipes in or near uninsulated crawlspaces, attics, or basements.
• Pipes near cold air vents or cold concrete.
• Outdoor valves and spigots.
• Outdoor pipes can freeze, but check these last, as most systems are designed to keep standing water out of these pipes.

Next, you need to examine the affected area for cracks or leaks. To look at the backside of pipes that are facing away from you, use a flashlight and a handheld mirror. Hardware stores usually carry larger dental-type mirrors. If you find a crack or leak, immediately shut of the main water valve and call a plumber to come fix it. Place a bucket or some sort of container to catch water under the broken pipe. Even if it is not leaking at the moment, it could start to leak once it thaws.

If you are fortunate enough to not have any pipe damage, it's time to start thawing your frozen pipes. Hopefully your faucet testing has given you a clue as to the area where the pipes are probably frozen. If you are lucky enough to have an infrared thermometer, then use it to determine the exact part of the pipe that has clogged with ice. If not, there are some tricks to help you detect where the issue is. Try simply using your hand to feel if there are section of plumbing that are colder than the rest. It will all feel cold, but you might be able to feel where it feels the coldest. Also, use a metal screwdriver or some other handheld metal object to gently tap the pipes. There should be a different sound and feel when you hit a frozen section that will sound more like a solid "thud" and less hollow. Test against pipes in your house you know aren't frozen.

Now comes the thawing. Remember, all faucets should be open to a trickle.If you find any cracks during the thawing, turn off your main water valve immediately and call a plumber as previously noted in this post. PVC pipe can be damage by temperatures over 140 degrees F. So anything stronger than a hair dryer (like a heat gun) is probably not a good idea. Outdoor valves can have fiber washers or other non-heat-safe components, so heats those carefully. We do NOT suggest ever using an open flame, unless it is an emergency and your only recourse. There are several better ways to thaw the pipe. We suggest getting a hair dryer or heat gun to work on thawing the problem area. Do NOT leave the heat stationary or the nozzle touching the pipe directly. Move the heat source back and forth along the frozen section of pipe. Uneven and sudden temperature change could also cause the pipe to crack. Here are some other ways to help thaw your pipes:

• Wrap electrical heating tape around the frozen pipe. This can be purchased and many hardware stores.
• Heat the surrounding air by pointing a space heater, bare incandescent light bulb, or heat lamp at the area of problematic pipe.
• Salt lowers the freezing point of water. If the problem area is below a sink or drain, you can try dissolving a tablespoon or so of salt into a half cup of water and pouring that down the drain. The water temperature should not be any hotter than warm. Pouring very hot or boiling water into the pipe can cause a sudden temperature change that can cause the pipe to crack.
• Wrap the pipe in hot towels. Soak a towel in hot water and wrap it around the pipe. Replace every ten minutes. Make sure you have a bucket or pot to catch the dripping water. Do NOT leave cold wet towels on the pipes.

If the frozen pipes are unaccessible behind walls, there are a few things to try before putting a hole in your wall.

• If there is any type of external vent in the particular section of wall, you can space heaters to heat the air through the vent.
• Try turning up the central heat in your home to 75 or 80 degrees F., and leave it that way for a 2-3 hours. Open any nearby cabinets or closet doors so that the air can circulate and heat up surrounding walls.

If none of that works, then you'll probably have to cut a hole in the wall to access the frozen pipe. We suggest using a keyhole saw, and then the above listed methods for thawing

Here in Colorado, freezing pipes is an issue that comes along every winter. Often insurance companies can neglect the full extent of the damage when frozen pipes occur. If you have any damage from frozen pipes, please give us a call so that we can make sure you and your home is being properly and professionally taken care of.

Well it's officially December, which means it's time to embrace the cold temperatures and all that comes with it. Living in Colorado has many perks, but avoiding the cold in winter has never been one of them. That's why our blog today will cover a long list of things you can easily do to winterize your home. Some of these things will help protect your home, some will help protect your wallet, and some will do both. Go over our list below and check your home to see which apply to you.


1) Cut or trim any overhanging tree branches. 
Ice and snow weigh down branches and can cause them to break. Be sure to remove any that are hanging too close to the house or driveway.

2) Check your Roof
Check your roof for any damaged or loose shingles. The constant freezing and melting that happens on roofs in the winter will make any roof damage much worse. Take care of it now before it gets more expensive and harder to repair. Clean off debris from the roof. Anything left on your roof can create a place for snow to build up and ice to form.

3) Clean your gutters
You've heard it before, but we can't stress this enough. Making sure that water can flow freely through your gutters now will help prevent icicles and ice dams from forming later. Cost: Other than your sweat and time, free.

4) Flush the Water Heater
Particles and sediment can collect over time in the bottom of your water heater, hindering the unit's efficiency. Flush the water through the drain valve to clear out the material and keep your heater functioning at its best.

5) Clockwise Ceiling Fans
Ceiling fans are everyone's favorite summer budget-saver. But they can help out in the winter as well! Have your ceiling fans move in a clockwise direction so they push hot air along the ceiling towards the floor. If they're going counterclockwise, they won't be as effective.

6) Replace Filters
Regularly changing the filters in your central air and heating system can significantly improve its efficiency and longevity, while easing the pressure on your wallet.

7) Window Insulation Film
It may not be the most fashionable tip, but window insulation film can keep up to 70% of your heat from leaking out of windows.

8) Door Draft Guards
Draft guards can help save heat from escaping under the door. (If you don't want to shell out for a draft guard, a rolled towel placed at the bottom of an exterior door will also do the trick.)

9) Weatherstrip Tape
Drafts and air leaks increase your heating costs, so make sure your windows and doors are sealed tight with weatherstripping. Simple, easy, and smart.

10) Increase Insulation
It may not seem sexy, but insulation is one of the best ways to save energy and money at home. It can make a big difference to add more insulation between walls, and make sure your attic floor and basement ceiling are well covered. For maximum heat retention, pack fiberglass insulation around basement doors, windows in unused rooms, and window AC units. Make sure your attic floor is insulated, too. Just remember to be careful and wear gloves!

11) Caulk It
Any remaining gaps in siding, windows, or doors can be filled with caulk. For extra drafty windows and doors, caulk the inside too, pulling off moldings to fill all gaps in the insulation.

12) Chimney Balloon
Your chimney is a huge source of heat loss come wintertime. If not in active use, plug it up with a chimney balloon to keep drafts out and heat in.

13) Switch Fans in Reverse
Most people think of fans only when they want to be cool, but many ceiling units come with a handy switch that reverses the direction of the blades. Counterclockwise rotation produces cooling breezes while switching to clockwise makes it warmer: air pooled near the ceiling is circulated back into the living space - cutting your heating costs as much as 10%!

14) Winterize Your A/C and Water Lines
This one's really easy, and it will even save you a few pennies next summer, too: Simply drain any hoses and air conditioner pipes, and make sure you don't have excess water pooled in equipment. If your a/c has a water shutoff valve, go ahead and turn that off. Also, make sure any hoses are drained and stowed away neatly. Turn off exterior water spigots. It's also a good idea to seal any water leaks around the place -- and don't forget to remove any window A/C units and store them so you don't invite cold drafts all winter.

15) Turn Down Your Water Heater
While many conventional water heaters are set to 140 degrees F by installers, most households don't need that much steam, and end up paying for it -- in dollars and the occasional scalding burn. Lowering the temperature to 120 degrees F (or lower) would reduce your water heating costs by 6% to 10%.

16) Give Your Heating System a Tune-Up
You probably already know that cars need periodic tune-ups in order to run their best. Well the same is true for heating equipment. Keeping your furnace clean, lubricated and properly adjusted will reduce energy use, saving up to 5% of heating costs. Many utilities offer free annual checkups by qualified technicians -- but you often have to call early, as HVAC crews get backed up once heating season starts. Some furnace manufacturers and dealers also offer free or discounted inspections.

17) Insulate Your Pipes
You can save hot water by insulating pipes. That can also help decrease the chance of pipes freezing, which can be disastrous.(We'll have another blog focussing on frozen pipes later) Check to see if your pipes are warm to the touch. If so, they are good candidates for insulation. (Use the same method to determine if your hot water heater would benefit from some insulation.) You can get pre-slit pipe foam at most hardware stores. Cut it to size and fasten in place with duct tape. Ideally, choose the insulation with the highest R-value practical, which is a measure of its heat-blocking power. Pipe insulation is often R-3 or, for batt styles that you wrap around, a stronger R-7.

18) Seal Those Ducts
Studies show 10% to 30% of heated (or cooled) air in an average system escapes from ducts. Therefore, it could pay to hire a professional technician to come out and test your duct system, and fix any problems. Properly sealing ducts can save the average home up to $140 annually, according to the American Solar Energy Society. Plus, you'll have better protection against mold and dust. Many utilities offer incentive programs for duct improvement. Be wary of "duct cleaning" services, however; absent an air quality problem, most homes don't need their ducts cleaned.

Now that Spring is here and Summer is just around the corner, it's thunderstorm season. And that means a lot of things. Unfortunately along with welcome rains and light shows in the sky, we get the potential for some serious damage. Hail, wind, water, lightning, and even tornadoes are all side effects of these warm weather storms. So how do we prepare for such occurrences? Here are some answers:

• The first thing to do is to always be informed. Know the forecast. Watch the weather part of the news. Install a weather app on your smart phone. Listen to news radio while driving. Check the forecast online. There's no excuse for not knowing what the weatherman says.
• You should build an emergency kit and make a family communications plan. This is true for preparation for all types of emergencies.
• Delay outdoor activities or move them inside.

• Cut down dead or rotting trees and branches that could fall more easily in higher winds. Falling limbs can cause injury and property damage during a thunderstorm.
• After seeing lightning, count to 30. If you hear thunder before you get to 30, consider going inside. If you don't make it to 20, definitely suspend any outside activities. Stay indoors for up to 30 minutes after hearing the last clap of thunder under 30 seconds.
• Secure all objects that could blow away or be moved by storm winds and cause damage.
• Get inside. Even a car is much better than out int he open. Although you may be injured if lightning strikes your car, you are much safer inside a vehicle than outside.
• Close the shutters on all the windows and close and lock any outside doors. If shutters are not on the building, close window blinds, shades, or curtains.
• Unplug electronic devices before the storm arrives. This will protect your electronics from power surges.

Special Lightning Considerations:

• If you are: In a forest
• Then: Seek shelter in a low area under a thick growth of small trees.
• If you are: In an open area
• Then: Go to a low place such as a ravine or valley. Be alert for flash floods.
• If you are: On open water
• Then: Get to land and find shelter immediately.
• If you are: Anywhere you feel your hair stand on end (which indicates that lightning is about to strike)
• Then: Squat low to the ground on the balls of your feet. Place your hands over your ears and your head between your knees. Make yourself the smallest target possible and minimize your contact it the ground. DO NOT lie flat on the ground.

Following these preparedness and safety tips will allowing to act calmly and confidently when thunderstorm arise. Preparation equals peace of mind. 

If you have any questions about these tips or property damage from a storm, let us know today! As always, have fun and stay safe out there!