Insurance is tough right now.

Ty for your help..I have  a contractor with license. 

Add in the amount of time a client takes from California to review every line item, haggle over cost (not saying you did this), etc... and most mid tier contractors will not take on the job you are describing.That leaves you with lower tier to one man band contractors who are lacking in insurance, pay homies off the books, and don't have workers comp.Everything you are describing is standard procedure for lower tier, smaller contractors that do this type of work. 

Do you have a recommended insurance broker or carrier for these risks? 

The bank will require the insurance to be listed as it is on the loan as well.

I'm still convinced it's another insurance industry backed scam. 

On top of that, most Goosehead agents cannot or do not write any commercial insurance or have fluency in it.I could go on but these are key issues in my opinion.

The main issues are making sure the new contractor doesn’t blame the old one for everything.

But the roof if it's over 30 years old will be insured at actual cash value versus replacement cost.

Can anyone recommend a good single-family home insurance company in Atlanta, Georgia?