Under the old system, flood zones primarily determined whether a property owner was required to carry flood insurance and significantly influenced the insurance rates.

New construction properties can qualify for significant insurance discounts, but otherwise, I generally expect insurance in this area to run a little over 1% of the property’s value if it’s in decent condition.Feel free to DM me if you’d like a good insurance contact to shop around for a better rate.

Now the job is almost done and management company is asking me for work compensation and insurance say I have un-authorized job done.  

In the 5 years you've operated your rental SFR portfolio have you used licensed and insured contractors/vendors?

I had moved some properties into the LLC but then had to move them back into my name to refinance and left them there, getting good insurance and umbrella.I shifted to using my LLC as a management company.

Explore insurance options as well!

Our insurer is Traveler and their max coverage is 300K.

FYI - licensing and insurance are two DIFFERENT things!

You have to have a Deed written by yourself or a lawyer and record it into the County.The main things to consider is the loan and insurance, those could be affected if you are transferring to an LLC. 

I came across some critical information today that I think is important to share with you:In the aftermath of the LA fires, it has become evident that some homeowners’ insurance claims have been denied or disputed because the property title was held in a trust, but the insurance policy was under the individual homeowner’s name.This serves as a valuable reminder to review your insurance policies and ensure that the ownership structure on your property title matches the named insured on their policy.