Direct Answer
The main difference is who the adjuster represents. An insurance company adjuster works for the insurer and evaluates the loss for the insurance company. A public adjuster is hired by the policyholder and represents the policyholder’s interests when preparing, documenting, and negotiating the insurance claim.
For a Florida commercial roof claim, this distinction is important. A company or independent adjuster may inspect the roof, document damage, and estimate the insurer’s potential payment. A public adjuster can work on the property owner’s behalf to document the loss, prepare the claim, and negotiate with the insurer. Florida law defines a public adjuster as someone who, for compensation, prepares or files claims or acts on behalf of an insured in negotiating or settling covered property claims. Florida Statutes §626.854 — Public Adjuster
Who This Applies To
This guidance applies to commercial property owners, property managers, facility managers, developers, businesses, and other policyholders dealing with commercial roof damage or property insurance claims in Florida.
Not for: assuming that hiring a public adjuster guarantees a larger settlement or that an insurer’s adjuster is acting improperly. Each adjuster has a different role, and the insurance policy and claim evidence ultimately control the coverage determination.
1. What Does an Insurance Company Adjuster Do?
An insurance company may use a company adjuster who works for the insurer or an independent adjuster who is hired by the insurer or an independent adjusting firm.
The adjuster’s responsibilities can include:
- Inspecting the damaged property.
- Photographing and documenting damage.
- Determining the apparent cause and extent of damage.
- Preparing a repair or replacement estimate.
- Reviewing supporting documentation.
- Reporting findings to the insurer.
- Assisting the insurer with evaluating the claim.
Florida DFS explains that company adjusters work for and are paid by the insurer, while independent adjusters are hired and paid by insurers to inspect and estimate policyholder losses. The insurer makes the final decision regarding the claim settlement. Florida DFS — Insurance Professionals
2. What Does a Public Adjuster Do?
A public adjuster works for the policyholder, not the insurance company.
A public adjuster may:
- Inspect and document the property damage.
- Prepare the insurance claim.
- Prepare a detailed estimate.
- Compile supporting documentation.
- Help present the claimed scope of damage.
- Communicate with the insurer.
- Negotiate the claim settlement on behalf of the policyholder.
- Assist with supplemental or reopened claims where appropriate.
Florida DFS states that public adjusters represent the insured’s interests and can help prepare claim documents, meet claim-filing requirements, and pursue amounts owed under the insurance contract. Florida DFS — Public Adjusters
3. Insurance Adjuster vs. Public Adjuster
| Issue | Insurance Company Adjuster | Public Adjuster |
|---|---|---|
| Who hires them? | Insurance company | Policyholder |
| Who do they represent? | Insurer | Policyholder |
| Who pays them? | Insurer | Policyholder through the agreed fee |
| Inspects damage? | Yes | Yes |
| Prepares estimates? | Yes | Yes |
| Prepares claim documentation? | Reviews and evaluates it | Can prepare and organize it for the insured |
| Negotiates with insurer? | As part of insurer’s claim process | On behalf of the policyholder |
| Charges policyholder a claim-adjusting fee? | No | Yes |
| Contract required with policyholder? | Generally no | Yes |
4. What Is an Independent Adjuster?
This is an important distinction because an “independent adjuster” is not the same thing as a “public adjuster.”
An independent adjuster may not be an employee of the insurance company, but the adjuster is still working on behalf of the insurer for purposes of adjusting the claim.
Florida law defines an independent adjuster as an all-lines adjuster who is employed or appointed by an independent adjusting firm or other independent adjuster and undertakes claim evaluation or settlement work on behalf of an insurer. Florida Statutes §626.855 — Independent Adjuster
Therefore:
Independent does not mean independent of the insurance company.
5. Does the Insurance Adjuster Decide Whether My Roof Is Covered?
The adjuster’s inspection and report can be important to the claim, but the adjuster is not the policyholder’s representative.
The insurer evaluates the claim under the applicable policy, including coverage provisions, exclusions, deductibles, conditions, and endorsements.
For a commercial roof, the evaluation may involve questions such as:
- Was the damage caused by wind, hail, hurricane, water, or another covered peril?
- Was the condition caused by age or deterioration?
- What portion of the roof was actually damaged?
- Does the policy cover the claimed repair or replacement?
- Does the policy contain a wind or hurricane deductible?
- Is there a dispute about scope or valuation?
A public adjuster can advocate for the policyholder’s position, but cannot change the terms of the insurance policy.
6. When Might a Public Adjuster Be Useful?
A public adjuster may be worth considering when a commercial claim is complicated, large, disputed, or requires substantial documentation.
Examples include:
- Large hurricane-related roof losses.
- Complex commercial roof assemblies.
- Disputes over the extent of damage.
- Significant differences between contractor and insurer estimates.
- Large business interruption or property-loss claims where applicable.
- Claims involving multiple damaged building components.
- Supplemental claims involving additional documented damage.
However, hiring one is not automatically necessary for every commercial roof claim.
7. When Might I Not Need a Public Adjuster?
A property owner may be able to manage a straightforward claim without hiring a public adjuster, particularly when:
- The damage is relatively limited.
- The cause of loss is clear.
- The insurer’s scope is reasonable.
- The insurer and contractor agree on the repair scope.
- The policy coverage is straightforward.
- The owner has good documentation and an experienced property-management team.
A commercial roofing contractor can provide a physical roof inspection and repair estimate, but Florida DFS warns that contractors may cross into public adjusting when they prepare or negotiate an insurance claim on behalf of an insured without the required public-adjuster license. Florida DFS — Adjusters and Contractor Claim Assistance
8. How Much Does a Public Adjuster Cost in Florida?
Public adjusters generally charge a fee based on the claim payment or settlement, subject to Florida’s statutory limits.
Florida DFS currently explains that the maximum fee is generally 20% for non-disaster claims and 10% for claims arising from an event subject to a Governor-declared state of emergency during the applicable one-year period. Additional statutory limitations can apply to certain payments, reopened claims, and supplemental claims. Florida Statutes §626.854
Before signing a public-adjuster contract, carefully review:
- Percentage charged.
- What amount the percentage applies to.
- When the fee becomes payable.
- How supplemental claims are handled.
- Cancellation rights.
- Services included.
- Any additional expenses.
9. Are Public Adjusters Licensed?
Yes. Florida DFS states that public adjusters must be licensed by the Department of Financial Services.
Property owners should request the adjuster’s license number and verify it before signing a contract. Florida DFS — Public Adjusters
Insurance company and independent adjusters must also be appropriately licensed. Florida DFS recommends asking for the assigned adjuster’s license or documentation showing that the person represents the insurer. Florida DFS — General Insurance Coverage FAQs
10. What Should I Ask a Public Adjuster Before Hiring One?
- What is your Florida license number?
- Who exactly will sign the contract?
- What percentage will you charge?
- Does the fee apply to the entire settlement or only amounts obtained after you are hired?
- How are supplemental claims handled?
- What happens if the claim is denied?
- Who prepares the estimate?
- Will you attend the insurer’s inspection?
- Who communicates with the insurance company?
- What are my cancellation rights?
- Are there any additional fees?
- What happens if I later decide to stop using your services?
11. What Should I Ask the Insurance Adjuster?
When the insurer’s adjuster inspects a commercial roof, the property owner should remain involved in the process.
Ask:
- What areas of the roof were documented?
- What cause of loss is being considered?
- What damage did you identify?
- What areas are included in the estimate?
- Were the roof membrane and underlying components evaluated?
- Were perimeter and flashing conditions documented?
- What additional documentation is needed?
- When will the report or estimate be available?
- Who will make the coverage determination?
Keep your own photographs, inspection report, contractor estimate, maintenance records, and roof history regardless of whether you hire a public adjuster.
12. What If the Public Adjuster and Insurance Adjuster Disagree?
Disagreement can occur over the cause of damage, scope of repairs, pricing, depreciation, or whether particular work is covered.
For example, a roofing contractor or public adjuster may conclude that a storm damaged a large portion of the roof, while the insurer may determine that only localized repairs are warranted.
In that situation, the strongest approach is usually evidence-based:
- Identify the exact disputed item.
- Compare the two scopes line by line.
- Document the physical roof condition.
- Identify the relevant policy provision.
- Provide photographs, engineering reports, estimates, and other supporting evidence.
- Ask the insurer for its written position.
Do not assume that a higher contractor estimate or a public-adjuster estimate automatically determines what the insurer owes.
13. Can a Roofing Contractor Replace a Public Adjuster?
Not necessarily.
A roofing contractor can inspect the roof, identify physical damage, recommend repairs, prepare a construction estimate, and perform the work.
But adjusting and negotiating an insurance claim for an insured is a regulated activity in Florida. Florida DFS states that a contractor assisting a customer with an insurance claim may be engaging in public adjusting if the contractor prepares, completes, or files a claim or negotiates its settlement without the required license. Florida DFS — Contractor Claim Assistance
In practical terms, a contractor can explain what it will cost to repair the roof; a licensed public adjuster can represent the policyholder in adjusting and negotiating the insurance claim.
14. What Is the Best Choice for a Commercial Roof Claim?
| Situation | Potentially Appropriate Approach |
|---|---|
| Small, straightforward roof damage | Owner + insurer + qualified roofing contractor |
| Clear covered loss with agreed scope | Direct claim management may be sufficient |
| Large hurricane loss | Consider professional claim assistance |
| Major scope disagreement | Consider a public adjuster and/or other professional advice |
| Coverage interpretation dispute | Review policy and consider qualified insurance/legal advice |
| Complex commercial building loss | May require coordinated roofing, engineering, insurance, and claim expertise |
Bottom Line
An insurance company adjuster represents the insurer; a public adjuster represents the policyholder. A company or independent adjuster evaluates the loss for the insurance company. A public adjuster is hired by the property owner and can prepare, document, and negotiate the claim on the owner’s behalf.
For a straightforward commercial roof claim, a public adjuster may not be necessary. For a large hurricane loss, significant scope disagreement, or complicated commercial property claim, professional claim representation may be worth considering. If you hire one, verify the Florida license, understand the fee, and read the contract carefully before signing.
Related Questions
- What If My Insurance Company Denies My Claim?
- Can I Start Repairs Before the Insurance Adjuster Visits?
- How Do I Prove the Age of My Commercial Roof for a Claim?
- What Documentation Should I Keep for My Commercial Roof Warranty?
Sources
- Florida Statutes §626.854 — Public Adjuster
- Florida Statutes §626.855 — Independent Adjuster
- Florida Department of Financial Services — Public Adjusters
- Florida Department of Financial Services — Insurance Professionals
- Florida Department of Financial Services — Adjusters and Contractor Claim Assistance
Last reviewed: October 2026
Related Resources
When managing a commercial roof insurance claim, keep the insurer’s estimate, the roofing contractor’s scope, photographs, inspection reports, maintenance records, policy documents, and all claim correspondence together. This makes it easier to identify and resolve differences in scope or valuation.
Need Commercial Roofing Help?
ShieldLine Roofing can inspect commercial roof damage, document physical roof conditions, and prepare a detailed roofing repair or replacement scope. Roofing contractors can provide technical information about the roof; insurance claim representation is a separate regulated function.
Disclaimer: This information is general educational guidance and does not replace the terms of your insurance policy or advice from a licensed public adjuster, insurance professional, attorney, engineer, or other qualified professional.
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