Property nextdoor to my rental burned and damaged my property.

[Mitch Hill]

I am out the deductible plus a lost tenant for a couple months. Fence is still damaged and the burned home has not been touched since March 2023. In August it appears the property owner obtained a General Warranty Deed and ownership changed hands to an investment company LLC. The same day a Special Warranty Deed was issued and the investment company appears to have sold to a private individual.

Is this Special deed shielding the original owner or new owner? I am seeking to recover my losses. I previously mailed the owner a letter asking for this reimbursement but was ignored. If i choose to file a small claims suit who do I sue? Original owner, LLC or new owner?