3 days from Listing and got a bad news call

[Becky Nichols]

Hi, so I've been here watching and reading for 6 mos now and after buying our first investment property Oct 15th we are ready to list!  YAAA - and a big thanks to my hubby who did 80% of the work, he did an awesome job!  I will post before and after pics later. But I am stressed out after receiving a call from State Farm that we have the home insured through.  They first inspected it prior to our buying it, and just today call to say the roof needs to be replaced and has weather damage!  Our own inspector we hired (as required by the hard money guys) said it was in decent shape and only needed a few repairs (also in Oct).  I asked them why it has taken them 3 entire months to tell us this, and 2, how could their inspector have a different opinion than our inspector?  I understand opinions will vary slightly but this is huge!

We are waiting to hear back from our inspector but his report clearly does not say it needs replaced.

help?  anyone ran into this before?  We certainly didn't budget for a replacement and its almost too late now anyway!

[Wayne Brooks]

What classification (rental, vacant, etc) do you have it insured under?  We get a builders risk policy for rehabs, and this has never been an issue.  It's actually an issue for the buyer now, but it will affect the value/ability to finance though.