The property in question is a mixed-use, with a ground floor commercial unit, and one residential unit upstairs.  The property is owner occupied, with no residential renters, and no commercial renters, what type of pr...

Have you verified with your builders risk carrier that you will have coverage if there’s a claim and the renovation is completed without proper permits?

I can get coverage through Texas Windstorm Insurance Association (TWIA), but they would not insure without a new roof that meets their standards.

You can also look into an umbrella policy for higher coverage but not always needed. 

First step is to check with the city or county to find out what the zoning is and the allowable uses are and what is required for development in terms of lot coverage, setbacks, height restrictions, utilities, access easement, parking,  etc.

The irony is most investors who form LLC's do not operate them correctly, fail to obtain appropriate types or amounts of insurance coverage, fail to understand their coverage exclusions, take short cuts and don't obtain permits, use unlicensed and uninsured vendors,  fail to execute contracts with same vendors, don't understand the mechanism of additional insured status, indemnification etc. and are actually more prone to claims and conflict with their LLC than the individual who does not own real estate in an LLC but understands these tools I mentioned.

The only issue we have had getting the claims paid is when we filed against the renter's old policy and not their renewal policy, however our sister company in Denver (who initially turned us on to Rhino) have stopped using it after a couple of issues collecting.We have tenants carry 2x the monthly rent in Rhino coverage in lieu of a traditional cash security deposit.

Tell them it’s an investment property with no owner use and you want a commercial policy with $1M/$2M liability coverage.  

Coverage for those vehicles?  

If your insurance coverage isn't enough, they could seize the LLC assets, but not your personal assets.Additional thoughts:1.